Loading...
City Council Memo September 28, 20211 MEMORANDUM To: Mayor and City Council From: Mindi Hurley, Director of Community Development Date: September 28, 2021 (Continued from September 14, 2021) Reference: CONTINUED PUBLIC HEARING: PD-213R6-H, Live/Work, Lost Creek Addition, Lot 27, Block 1, a zoning change request from PD-213R2-H (Planned Development-213 Revision 2 – Historic) to PD-213R6-H (Planned Development-213 Revision 6 – Historic) to attach a Detail Site Plan for five, two-story 4,500-square-foot (3,000 square foot air conditioned) live/work buildings and a common parking area on 0.71 acres of property located at the northeast corner of S. Coppell Road and Heath Lane, at the request of Chris Collins, being represented by Greg Frnka, GPF Architects LLC. 2040 Pillars: Enhance the Unique “Community Oasis” Experience & Create Business & Innovation Nodes Executive Summary: This request was continued from the September 14th City Council hearing. Council asked the applicant to reduce the density of the proposal, work with staff and the neighbors to address their concerns and bring the case back for consideration. In this revised proposal, the applicant has made several changes to the Site Plan and reduced the lot coverage by reducing the size of each of the units; however, according to the applicant, the reduction in density (units per acre) was not feasible. A map of the densities of this proposal and the surrounding live/work units, townhomes and patio homes is included for your reference. The applicant has met with the neighbors and has received some positive reactions to the proposed changes. Each of the proposed units have been reduced in width and length. Revised Elevations have not been resubmitted to date, but the plan indicates that there will be some overhang of the second floor over the driveway and parking. The previously proposed stacked parking configuration behind the garages was modified. The revised plans show the proposed parking to be offset from the garage parking to allow for better functionality. The drive aisle leading into the property off Heath Lane is now setback from the eastern property line by the required 10-feet and landscaping is proposed for this area. A revised landscape plan has not been submitted, but the applicant has indicated that there will be 4 Live Oaks planted in this area. Because each of the units has been reduced in width by one foot and shifted south, the 5’ setback variance request for the proposed unit on the northern property line has been eliminated. The applicant is now proposing 10’, although there is a slight encroachment into the 10’ perimeter from the modified parking configuration on the northeast corner of the site. According to the applicant, two of the abutting neighbors to the east of the project are in support of the 8’ wooden fence. On September 21, 2021, the applicant met with Don Walker of the Old Coppell Townhomes 2 to discuss the revisions made to the plans. Mr. Walker is now in support of the proposal. The applicant will continue to meet with the neighbors prior to the Council meeting on the 28th. The applicant submitted a Concessions Summary (attached) that outlines the revisions made to the plans as a res ult of the Planning Commission, neighborhood concerns and the issues brought up at City Council. Previous Summary with changes in bold: The applicant is proposing to construct five speculative live/work units and one common area parking lot. 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 3,000 square feet of air-conditioned space, a covered front porch, a two-car garage and has the potential for a covered second story porch. The applicant has reduced the proposal to only include 1,200 square feet of air-conditioned space on the first floor as opposed to the 1,500 square feet previously shown. The one-foot and seven-foot side yard setbacks between the units, as proposed, is typical of a “zero lot line” development. A private maintenance, access, utility, and drainage easement is proposed between the units. This will allow the lot owners to access & maintain the sides their respective units as well as provide access from the rear parking to the front. The reason for the Planned Development request is to allow for specific conditions unique to this project. These conditions include: 1. Allowing for the live/work land use, with the stipulation that no more than one unit shall be allowed to be a high parking generator (1 space per 175 square feet). This includes uses such as medical & dental office and chiropractor. 2. An eight-foot-high wooden fence being allowed in lieu of a six-foot screening wall. 3. A minimum five-foot side yard setback be allowed on the northernmost property in lieu of the typical 10’ perimeter. (No longer requesting the variance, reduced the building width on each of the units and shifted south, although a slight encroachment exists for the modified parking). 4. A one-foot perimeter landscape strip be allowed on the eastern property line in lieu of the 10’ typical perimeter. (No longer requesting the variance, 10’ perimeter provided with 4 overstory trees adjacent to driveway). 5. Garages shall only be used for the parking of vehicles, no workspace. 6. Screening of second floor patio area is required to reduce the sight lines to the adjacent residences to the east. Introduction: Live/work uses at the proposed location are compliant with the 2030 Coppell Comprehensive Master Plan. Previous Analysis with changes in bold: There are a total of 43 33 parking spaces proposed: - 11 on-street parking spaces on Coppell Road, - 10 garage parking spaces for the residents - 15 spaces behind the garages 5 shared parking spaces staggered north of each drive, not behind the garages. - 7 shared spaces on a common area lot, accessed from the driveway on Hearth at the rear of the units. Originally, 44 were shown, but one of the on-street parking spaces on S Coppell Road has been removed due to visibility concerns discussed at the Planning and Zoning Commission Meeting. The required parking, as indicated on the Site Plan, shows two scenarios (Revisions in Bold): 1. 5 professional offices only (1 parking space per 300 sq. ft.) + 2 garage parking per residence = 35 total parking spaces required (Revised: The size of the office use was reduced from 1,500 to 1,200 square feet; therefore, reducing the parking required in this scenario to 30 total parking spaces). 2. 1 medical office (1 parking space per 175 sq. ft.) and 4 professional offices (1 parking space per 300 sq. ft.) + 2 garage parking per residence = 39 total parking spaces required (Revised: The size of the business use was reduced from 1,500 to 1,200 square feet; therefore, reducing the parking required in this scenario to 33 total parking spaces). 3 The proposed landscaping area exceeds the 30% minimum area required. There are 18 trees (Escarpment Live Oak, Lacebark Elm, Cedar Elm) that are proposed be added. According to the applicant, four additional Live Oaks will be added with the revisions made. The total tree mitigation required for the site is $1,968. The proposed front building elevations are similar, and three of the five units have upstairs balconies. The southernmost building has a wrap-around porch because it has dual frontages. All the buildings are to be constructed of horizontal siding using traditional paint colors from the Sherwin Williams palette. The elevations of the building are in compliance with the Old Town Design Guidelines. The elevations will again be analyzed after they are resubmitted reflecting the changes made to the Site Plan. Legal Review: N/A Fiscal Impact: None Recommendation: On September 14, 2021, the City Council (6-1) continued the public hearing until September 28, 2021 and requested that the applicant reduce the density and work with staff and the adjacent neighbors to address their concerns related to the proposal. On August 19, 2021, the Planning & Zoning Commission (6-0) recommended approval of PD-213R6-H, subject to the following 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. 3. Submit draft HOA documents for City Attorney review. These shall be filed with the plat. 4. An exception be granted to allow an eight-foot wood fence in lieu of a six-foot brick wall on the eastern property line. 5. An exception be granted to allow 1’ perimeter landscaping on the east property line and 5’ on the northern property line. 6. No more than one unit shall be a high parking generator (1 space per 175 square feet). This includes uses such as medical & dental office, veterinary clinic, and chiropractor. 7. Garages shall only be used for the parking of vehicles, no workspace. 8. Screening of second floor patio area is required to reduce the sight lines to the adjacent residences to the east. Attachments: 1. New Site Plan (revised) 2. Surrounding Density Map 3. Concession Summary (submitted by applicant) 4. Staff Report 5. Site Plan (previous) 6. Tree Survey (previous) 7. Landscape Plan (previous) 8. Floor Plan (previous) 9. Elevations (previous) 10. Rendering (previous) 11. Color Board (previous) SITE PLAN Scale: 1"=10'Site Data Planned Development ConditionsParking SummarySite Plan "S COPPELL RD Robertson Live/W ork 7.35 units per acre Old Coppell Townhomes 8.64 units per acre (net ROW ) Lost Creek Patio Homes 10.16 units per acre (net Flood Plain Lots and ROW ) Lost Creek Live/W ork 8.7 units per acre Current Proposal Live/W ork 7.1 units per acre BETHEL COZBYCOPPELL COOPER BROOKS DILLARD LOCHANDERSONMOBLEYHEATH MCNEAR SCOTTHEARTHSTONEMITCHELLBROCKHUNTERWOODC OOPER :Density2000200400100Feet Concessions Planning and Zoning Public Hearing At the planning and zoning hearing on 8/19/2021 the following concessions were made: ●Conceded to no more than one high use parking generator such as a medical office. ●Agreed to screen the patios above the garage with a visibility screen. ●Agreed to give up the first street parking space and turn it into a landscape island to increase the visibility angle. After making the above concessions the Planning and Zoning commission approved the project with a unanimous vote. City Council Public Hearing After the city Council public hearing on 9/14/2021 the following concessions were made: ●All the buildings have been reduced by 1 ft. in width. Moving each building south by 1 ft. leaves no need for any exceptions to the 10 ft. set back on the Northern property line. ●The front porch was shortened and the air condition space on the first floor was reduced to 1200 sq. ft. The update in square footage will reduce the parking requirements by 5 spaces, and also allows the through-drive to be moved 10 feet off of the East property line. With these changes, no variance will be requested on the 10 ft. setback of the East property line. ●A 10 ft. landscape area will be added between the drive and the fence. This addresses the concern of hitting the fence. ●Adding trees to the landscape plan in the 10 ft. set back area will add to the privacy between the Eastern neighbor. ●Removed the “stacked” parking in front of the garage doors. After making the above concessions the site plan changes were made and filed with the city.