PZ Staff Report
ITEM # 7
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CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
PD-181R3-SF-12, Larson Residence & Garage,
Bethel Road Estates Addition, Lot 1R, Block 1
P&Z HEARING DATE: August 18, 2022
C.C. HEARING DATE: September 13, 2022
STAFF REP.: Matthew Steer, AICP, Development Services Administrator
LOCATION: Northside of W. Bethel Road, approximately 325 ft east of Hearthstone Lane
SIZE OF AREA: 2.065 acres of property
CURRENT ZONING: C (Commercial), R (Retail) and PD-181R2-SF-12 (Planned Development 181-
Revision 2 - Single-Family-12)
REQUEST: PD-181R3-SF-12 (Planned Development-181-Revision 3 Single-Family - 12) to
approve a Detail Site Plan for an existing single-family residence with a 300 square
foot addition, the construction of a 4,000 square foot accessory garage structure,
and modification of the front yard fence.
APPLICANT: Architect: Owner:
Greg Frnka Ray & Virginia Larson
549 E Sandy Lake Road, Suite 100 560 W Bethel Road
Coppell, Texas 75019 Coppell, Texas 75019
972-824-7966 322larson@gmail.com
gfrnka@gpfarchitects.com
HISTORY: In January 2000, City Council approved a request to change the zoning from
Commercial to Planned Development 181-SF-12 to allow the development of 2
residential lots on 3.2 acres of property. The easternmost half of the subject
property was part of that zoning change that contains the current Larson Residence.
The western half of the subject property has a residence and is considered legal
non-conforming because it predates the zoning of the property (Commercial and
Retail).
ITEM # 7
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HISTORIC COMMENT: According to Dallas County Central Appraisal District, the existing house on the west
portion of the lot was built in 1940. It is not included as part of the Historic Resource
Survey and has no historic significance.
TRANSPORTATION: West Bethel Road is a 28-foot, two-lane concrete roadway.
SURROUNDING LAND USE & ZONING:
North: Creek and Residential – Big Cedar, PD-119-SF-9
South: Residential – The Reserve, PD-108R2-SF-9
East: Residential – Bethel Road Estates Lot 2R, Block 1, PD-181R2-SF-12
West: Residential - Bethel Road Estates 2, PD-176R3-SF-12
COMPREHENSIVE PLAN: The 2030 Comprehensive Plan of shows the property as suitable for Residential
Neighborhood.
DISCUSSION: The Larson’s built their current residence in 2004 on the eastern portion of the subject
property (Lot 1, Bethel Road Estates). They purchased the western portion of the subject
property (property not yet platted) in June of 2018. They are proposing to combine the two
properties into one lot, remove the privacy fence currently separating the two properties,
demolish the home from the western portion and build a 4,000 square-foot, 30-foot-high
accessory garage structure in its place. A 300 square foot addition is also planned on the
front of the eastern residence. As depicted on the proposed Floor Plan, the accessory
structure will be used for the storage of antique cars owned by the applicant. A small
washroom and kitchenette (refrigerator, microwave and sink) are proposed within the
structure, and are listed as a condition of the PD. Typically, an accessory structure is not
allowed to have plumbing. The existing fence in the front yard is proposed to be modified
from iron to a solid stone to match the existing fence on the eastern portion of the property.
At various locations the fence will be stepped back to align with existing fence to the west
and at the new pedestrian gate area proposed to be added along Bethel Road. A driveway
gate will be rebuilt at the existing driveway this will be setback 21.5 feet from the front
property line; enough room for a vehicle to pull off the road and wait while it opens into
the site.
Site Plan:
The proposed improvements shown on the Site Plan are mainly for the western portion of
the subject property except for the 300 square foot addition to the existing home and a
sidewalk that connect to the proposed accessory structure. The Planned Development
Conditions listed are to allow:
- a washroom with a kitchenette in the proposed accessory garage structure,
- to allow the height to be 30’ as opposed to the maximum 12’ required in the
Zoning Ordinance for an accessory structure,
- to allow an option of either cement plaster or stone on the accessory building to
match the existing home, and
ITEM # 7
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- to allow the stone screening wall within the front yard as previously permitted
on the eastern half of the subject property.
Elevations:
The proposed structures will match the existing home in material and architectural style.
There are different options that are being shown. All of which are acceptable and are
recommended by staff.
Tree Survey:
There are 10 specimen trees on the property. Ranging in size from 24 to 36 caliper inches
in size. All trees are proposed to be preserved.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of PD-181R3-SF-12, subject to the following conditions:
1. There may be additional comments at the time of Building Permit.
2. Building permits shall be required for all proposed buildings, structures, paving and fences/walls.
3. To allow for a washroom with a kitchenette in the proposed accessory garage structure.
4. To allow the accessory building height to be 30’ as opposed to the maximum 12’ required in the
Zoning Ordinance.
5. To allow an option of either cement plaster or stone on the accessory building to match the existing
home.
6. To allow the stone screening wall within the front yard as previously permitted on the eastern half of
the subject property.
ALTERNATIVES:
1. Recommend approval of the request
2. Recommend disapproval of the request
3. Recommend modification of the request
ATTACHMENTS:
1. Zoning Exhibit
2. Site Plan
3. Floor Plan
4. Tree Survey
5. Elevations