Staff ReportITEM # 8
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CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE No.: PD-213R6-H, Live/Work Lost Creek Addition, Lot 27, Block 1
P&Z HEARING DATE: August 19, 2021
C.C. HEARING DATE: September 14, 2021
STAFF REP.: Matthew Steer, AICP, Development Services Administrator
LOCATION: NEC of S. Coppell Road & Heath Lane
SIZE OF AREA: 0.71 acres
CURRENT ZONING: PD-213R2-H (Planned Development District-213 Revision 2 - Historic)
REQUEST: 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.
APPLICANT: Applicant Architect
Chris Collins, Christopher Realty Group Greg Frnka, GPF Architects, LLC.
564 S. Coppell Road 549 E. Sandy Lake, Suite 100
Coppell, TX. 75019 Coppell, TX. 75019
(214) 477-0320 (972) 304-9988
chriscollins@kw.com 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 March 2011, Coppell 2030- A
Comprehensive Master Plan was adopted by Council, which incorporated the
concepts of the Old Coppell Master Plan.
The subject property was part of a rezoning in 2007, that established 25 townhome
lots to the east and commercial/office/retail on this lot.
In November 2015, Council approved the Lost Creek Phase II Live/work units
across Heath Lane from this request, which consisted of 3 live/work units.
Subsequently, during the construction of the units, a request for a revision to the
Planned Development zoning to allow a variance to the requirement to build a
screening wall on the east property line of that lot was denied. A six-foot brick wall
has since been constructed.
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In August 2018, Council approved a zoning change request to allow two live/work
units to the north of this property on McNear and S Coppell Road. A variance to
the wall requirement was approved in that instance.
HISTORIC COMMENT: This property has no historical significance.
TRANSPORTATION: Coppell Road is a C2U, concrete two-lane undivided street with curb and gutter
contained within a 60-foot right-of-way. Heath Lane is a concrete residential street
with curb and gutter contained within a 50-foot right-of-way. No parking is allowed
along the segment of Heath Lane abutting this property.
SURROUNDING LAND USE & ZONING:
North: commercial building; “H”, Historic
South: three live/work units; Planned Development-213R4-H
East: single family residences: Planned Development-213R2-H
West: retail (Robertson Pools); Planned Development-216-H
COMPREHENSIVE PLAN:
Coppell 2030, A Comprehensive Master Plan, shows this property as appropriate
for Old Coppell Historic District uses.
DISCUSSION: 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 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.
Parking:
There are a total of 44 parking spaces proposed:
- 12 on-street parking spaces on Coppell Road,
- each lot will have a two-car garage for the occupants and three dedicated
parking spaces located behind each of the garages, and
- seven shared parking spaces on a common area lot, accessed from the driveway
on Heath at the rear of the units.
The development was parked at the most intensive use (1:175 sf), thereby allowing
for the most flexibility of uses. Staff will require the plans be updated to include
the parking data on the Site Data Table of the Site Plan.
Replatting & HOA Documents:
The property is required to replatted to create the five live/work lots and one
common area X lot for shared parking. The on-street parking spaces along Coppell
Road will require a portion of the lot to be dedicated as a parking and sidewalk
easement which will need to be shown on the plat. A homeowners’ association
(HOA) will be required for the maintenance of the common area and landscape
ITEM # 8
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islands on Coppell Road. Draft HOA documents are required to be submitted to
the city for review. These will need to be filed at the time of the replat.
Tree Survey/Landscaping:
Two of the three existing trees on site are proposed to be removed: 20” Pecan and
26” Eastern Red Cedar. The third tree, a 17” pecan at the end of the drive is
proposed to be preserved. The total tree mitigation required for the site is $1,968.
There are 18 trees (Escarpment Live Oak, Lacebark Elm, Shumard Oak) that are
proposed be added. Black basalt gravel is proposed between the units, as it will be
heavily shaded. Staff is recommending that additional detail be provided for the
northernmost and southernmost parking islands along S. Coppell Road, and this is
listed as a condition of approval.
The overall development is meeting the total area requirements of the Landscaping
Section of the Zoning Ordinance that calls for 30% landscape area; however, the
typical 15’ front yard landscape area is not being provided on S Coppell Road. A
more urban streetscaping is proposed along this area consisting of angled parking,
a 7’ wide sidewalk, two street-lamps, landscape islands and five overstory trees.
The applicant is requesting a reduction in a portion of the eastern perimeter
landscaping (one feet wide versus 10 feet wide) to accommodate the 24’ drive aisle.
The applicant is also requesting a reduction from 10 feet to 5 feet wide on the
northern property line (5’ side yard setback shown) for the live/work unit. Because
this is an irregularly shaped lot, staff can support the proposed reductions.
Screening:
An eight-foot fence (board on board with trim cap) is proposed along the eastern
property line in lieu of the required six-foot masonry wall. The proposed eight-
foot wooden fence will provide additional privacy to the residence to the east from
the parking area than will a six-foot wall and staff can support this request. The
southern terminus of the fence is at the 15’ front yard setback line.
Elevations:
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. Each building
will have one main color of either a shade of blue, brown, light olive, brown/red or
grey and each will have white for the trim. A gabled roof with asphalt shingles is
shown on each of the units. The rear elevation will contain a hip roof to cover a
large outdoor 2nd floor space and garage door. The garage doors are proposed to
be made of architectural insulated metal with lites (window panels) at the top and
are painted to compliment the field color. The south side elevations of each unit
will have windows and the north side of each of the units (except the end unit) will
not have windows. There are dormers on most visible units to break up the expanse
of the roofs. Staff is requesting more details on the doors and windows to ensure
compliance with the Historic District Design Guidelines, and this is listed as a
condition within the recommendation.
ITEM # 8
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Signage:
Staff recommends that any proposed signage meet the Historic District
requirements. A color board has been provided and a photo of it attached. It shows
the paint colors proposed for the siding and trim and depicts the stone and shingles
to be used.
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.
3. Note on Site Plan that the HOA shall be responsible for maintenance of the common area
lot, the landscape islands on Coppell Road and the perimeter fencing.
4. Submit draft HOA documents for City Attorney review. These shall be filed with the plat.
5. All proposed signage shall comply with ordinance requirements.
6. Add required/provided parking data to the Site Data table.
7. Add an overstory tree to the southernmost and northernmost landscape islands and include
more detail on the plans for these areas
8. Extend the proposed fire lane/mutual access easement to incorporate the western 25’
turning radius.
9. Revise all plans to reflect the correct property lines as depicted on the Site Plan.
10. Include more details on the elevations related to the doors and windows to ensure
compliance with the Historic District Design Guidelines.
11. An exception be granted to allow an eight-foot wood fence in lieu of a six-foot brick wall
on the eastern property line.
12. An exception be granted to allow 1’ perimeter landscaping on the east property line and 5’
on the northern property line.
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. Tree Survey
3. Landscape Plan
4. Floor Plan
5. Elevations
6. Color Board