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BP 2012 02-16 PZag021612  Page 1 of 4  NOTICE OF PUBLIC HEARING & AGENDA PLANNING & ZONING COMMISSION & THE CAPITAL IMPROVEMENTS ADVISORY COMMITTEE February 16, 2012 COMMISSIONERS: Edmund Haas – Chairman Greg Frnka – Vice Chairman Aaron Duncan Justin Goodale Anna Kittrell Craig Pritzlaff Charles Sangerhausen MEETING TIME AND PLACE: Pre-Session 6:00 p.m. 1st Floor Conference Room (Open to the Public) Regular Session 6:30 p.m. Council Chambers (Open to the Public) Notice is hereby given that the Planning & Zoning Commission of the City of Coppell, Texas will meet in pre-session at 6:00 p.m. and in regular session at 6:30 p.m. on Thursday, February 16, 2012, to be held at Town Center, 255 Parkway Boulevard, Coppell, Texas. As authorized by Section 551.071(2) of the Texas Government Code, this meeting may be convened into closed Executive Session for the purpose of seeking confidential legal advice from the City Attorney on any agenda item listed herein. The purpose of the meeting is to consider the following items: ITEM # ITEM DESCRIPTION PRE-SESSION: (Open to the Public) 1. Briefing on the Agenda. REGULAR SESSION: (Open to the Public) 2. Call to Order. 3. Consider approval of the minutes for January 19, 2012. 4. CONTINUED (Held under advisement): Consider approval of the First Baptist Church of Coppell, Lot 1, Block A, Site Plan Amendment, to allow Revised Elevations, the addition of a Covered Drop-off Area, Trellis Structures and modifications to the landscaping and parking on 5.161 acres of property located at 590 South Denton Tap Road, at the request of Tim Willis, HH Architects. STAFF REP.: Gary Sieb ITEM # ITEM DESCRIPTION    ag021612  Page 2 of 4  5. CONTINUED PUBLIC HEARING: Consider approval of Case No. S-1255-C, The Learning Experience, a zoning change request from C (Commercial) to S-1255-C (Special Use Permit-1255-Commercial), to permit an approximate 11,000-square-foot day care to be located within the existing two-story building, removal of a portion of the parking lot to accommodate the addition of a 5,150-square-foot outdoor play area with a rubber surface to be located at 123 East Sandy Lake Road, approximately 600 feet east of Denton Tap Road, at the request of 3B Developers, Inc, being represented by Bob Anderson, Plan Solution Architects. STAFF REP.: Gary Sieb 6. PUBLIC HEARING: Consider approval of Case No. PD-253-H, Old Town Water Tank/Office Addition, Lots 1 & 2, Block A, a zoning change request from H (Historic) to PD-253-H (Planned Development- 253-Historic) to establish a Detail Site Plan, to allow for the reuse of the existing structures for office uses and to retain the existing empty water tank on 0.514 acres of property located at 616/618 South Coppell Road, at the request of The Edinburg Group/dba Amcat, being represented by Allan Palmer. STAFF REP.: Matt Steer 7. Consider approval of the Old Town Water Tank/Office Addition, Lots 1 & 2, Block A, Minor Plat, to subdivide the property to establish a building site and necessary easements to allow for the reuse of the existing structures and a separate lot for retaining the existing empty water tank on 0.514 acres of property located at 616/618 South Coppell Road, at the request of the City of Coppell, being represented by Mindi Hurley. STAFF REP.: Matt Steer 8. PUBLIC HEARING: Consider approval of Case No. PD-95R-SF-9, Shadow Ridge Estates I, Lot 10, Block A, a zoning change request from PD-95-SF-9 (Planned Development-95-Single Family-9) to PD- 95R-SF-9 (Planned Development-95 Revised-Single Family-9), to allow for a 767.5-square- foot garage expansion which encroaches into the required rear yard on 0.33 acres of property located at 202 Southern Belle Drive, at the request of Jordon Musser. STAFF REP.: Gary Sieb 9. PUBLIC HEARING: Consider approval of Case No. PD-199R6-HC, Zimmer, a zoning change request from PD- 199R5-HC-S-1211R2 (Planned Development-199 Revision 5-Highway Commercial-Special Use Permit-1211 Revision 2) to PD-199R6-HC (Planned Development-199 Revision 6- Highway Commercial), to revise the Detail Site Plan to allow a sign with a logo which exceeds 20% of the area of the sign on 1.4 acres of property located at the southwest corner of S.H. 121 and MacArthur Blvd. (697 E. Highway 121), at the request of Cary Moon of Zimmer. STAFF REP.: Marcie Diamond 10. PUBLIC HEARING: Consider approval of a text amendment to add Article 18A, Residential Urban Neighborhood District (RBN), to the Zoning Ordinance (Section 12-18A of the Code of Ordinances). ITEM # ITEM DESCRIPTION    ag021612  Page 3 of 4  11. Update on Council action for planning agenda items on February 14, 2012: A. Case No. PD-246R-SF-12, Carter Addition PH III, a zoning change from SF-12 & A to PD-246R-SF-12 , to attach a Detail Site Plan to permit 23 single-family lots and one common area lot on 20.28 acres of property located on the south side of Carter Drive, approximately 925 feet west of Moore Road. B. Carter Addition PH III, Revised Replat, being a replat of the Carter Addition Phase III, to re-subdivide the existing 24 single-family lots and two common area lots into 23 single-family lots and one common area lot on 20.28 acres of property located on the south side of Carter Drive, approximately 925 feet west of Moore Road. C. Case No. PD-251R-SF-12, Rosebriar Estates, a zoning change from SF-12 to PD- 251R-SF-12, to allow the development of six (6) single-family lots, with a minimum lot size of 12,000 square feet and three (3) common area lots on 2.8 acres of property located south of East Sandy Lake Road between Dobecka Drive and Castlebury Court D. Rosebriar Estates, Preliminary Plat, to allow the subdivision of 2.8 acres of property into six (6) single-family lots and three (3) common area lots on property located south of East Sandy Lake Road between Dobecka Drive and Castlebury Court. E. Case No. S-1256-R/O, Signature Living at Denton Creek, a zoning change from R & O to S-1256-R/O, to allow a 57,708-square-foot (74 units, 79 beds) assisted living and memory care facility on 5.3 acres of property located along the north side of East Sandy Lake Road, east of Riverview Drive. F. Signature Living at Denton Creek, Lots 1 & 2, Block A, Minor Plat, to establish a building site with required easements and fire lanes to allow a 57,708-square-foot assisted living and memory care facility on Lot 1, Block A (5.3 acres of property) with the remainder of vacant land being platted as Lot 2, Block A (6.1 acres of property) located along the north side of East Sandy Lake Road, east of Riverview Drive. G. Case No. PD-214R5-C, Arbor Manors Retail, a zoning change from PD-214R2-C to PD-214R5-C, to attach a Detail Plan to allow the development of an 11,000-square-foot retail building to contain retail and office uses including two restaurants, one of which will have drive-thru service on 1.5 acres of property located at 143 South Denton Tap Road, approximately 145 feet north of West Braewood Drive. H. Arbor Manors Addition, Lot 4R2R, Block A, Replat, being a replat of Lot 4R2, Block A of the Arbor Manors Addition, to relocate the existing fire lane and mutual access easement and to establish easements to allow the development of an 11,000- square-foot retail building on 1.5 acres of property located at 143 South Denton Tap Road, approximately 145 feet north of West Braewood Drive. I. An Ordinance for Case No. S-1233R-LI, AT&T, a zoning change from LI to S-1233R- LI, to allow nine (9) flush-mounted panel telecommunication antennae to be mounted on an existing water tower and an equipment cabinet within the base of the water tower located at 510 Southwestern Boulevard. 12. Director’s Comments. ADJOURNMENT – Planning & Zoning Commission ITEM # ITEM DESCRIPTION    ag021612  Page 4 of 4  Work Session: Capital Improvements Advisory Committee (Open to the Public) 1. Call to order. 2. Discussion concerning a recommendation to City Council on the Land Use Assumptions; Water and Waste Water Capital Improvement Plans; Roadway Capital Improvement Plan; the associated Impact Fee and the proposed Water and Waste Water Impact Fees. STAFF REP.: George Marshall Regular Session: Capital Improvements Advisory Committee (Open to the Public) 3. Consider approval of making a recommendation to City Council concerning the Roadway Capital Improvement Plan and the associated Impact Fee. STAFF REP.: George Marshall 4. Consider approval of making a recommendation to City Council concerning Land Use Assumptions, Water and Waste Water Capital Improvement Plans and the proposed Water and Waste Water Impact Fees. STAFF REP.: George Marshall ADJOURNMENT - Capital Improvements Advisory Committee CERTIFICATE I certify that the above Notice of Meeting was posted on the bulletin board at the City Hall of the City of Coppell, Texas on this 10th day of February, 2012, at __________. _________________________________ Juanita A. Miles Planning Secretary PUBLIC NOTICE STATEMENT FOR ADA COMPLIANCE The City of Coppell acknowledges its responsibility to comply with the Americans with Disabilities Act of 1990. Thus, in order to assist individuals with disabilities who require special services (i.e., sign interpretative services, alternative audio/visual devices, and amanuenses) for participation in or access to the City of Coppell sponsored public programs, services and/or meetings, the City requests that individuals make requests for these services forty-eight (48) hours ahead of the scheduled program, service and/or meeting. To make arrangements, contact Vivyon V. Bowman, ADA Coordinator or other designated official at (972) 462-0022, or (TDD 1-800-RELAY, TX, 1-800-735- 2989).   MIN011912  Page 1 of 11  MINUTES OF JANUARY 19, 2012 The Planning and Zoning Commission of the City of Coppell met in Pre-session at 6:00 p.m., and in Regular session at 6:30 p.m., on January 19, 2012, in the Council Chambers of Coppell Town Center, 255 Parkway Boulevard, Coppell, Texas. The following Commissioners were present: COMMISSIONERS: Gregory Frnka – Chairman Edmund Haas – Vice Chairman Aaron Duncan Anna Kittrell Charles Sangerhausen Craig Pritzlaff Justin Goodale MEETING TIME AND PLACE: Also present were Planning Director, Gary Sieb; Assistant Planning Director, Marcie Diamond; City Planner, Matt Steer; Civil Engineer, George Marshall; Graduate Engineer, Mike Garza; Deputy Fire Chief/Prevention, Tim Oates and Secretary, Juanita Miles. The purpose of the meeting is to consider the following items: ITEM # ITEM DESCRIPTION PRE-SESSION: (Open to the Public) 1. Briefing on the Agenda. The Planning Commission was briefed on each posted agenda item in the Workshop Session. No vote was taken on any item discussed. REGULAR SESSION: (Open to the Public) 2. Call to Order. Chairman Frnka called the meeting to order. 3. Nomination and Election of Chairman and Vice Chairman. Commissioner Sangerhausen made a motion to nominate and elect Commissioner Haas as Chairman, Commissioner Goodale seconded; motion carried (6-0), with Commissioners Goodale, Pritzlaff, Haas, Frnka, Sangerhausen and Kittrell voting in favor. None opposed. Chairman Haas made a motion to nominate and elect Commissioner Frnka as Vice Chairman, Commissioner Kittrell seconded; motion carried (6-0), with Commissioners Goodale, Pritzlaff, Haas, Frnka, Sangerhausen and Kittrell voting in favor. None opposed. ITEM # ITEM DESCRIPTION   MIN011912  Page 2 of 11  4. Consider approval of the minutes for December 15, 2011. Commissioner Goodale made a motion to approve the minutes for December 15, 2011, as written. Commissioner Kittrell seconded; motion carried (6-0), with Commissioners Goodale, Pritzlaff, Frnka, Haas, Sangerhausen and Kittrell voting in favor. None opposed. 5. PUBLIC HEARING: Consider approval of Case No. PD-246R-SF-12, Carter Addition PH III, a zoning change request from SF-12 (Single Family-12) & A (Agricultural) to PD-246R-SF-12 (Planned Development-246 Revised-Single Family-12), to attach a Detail Site Plan to permit 23 single-family lots and one common area lot on 20.28 acres of property located on the south side of Carter Drive, approximately 925 feet west of Moore Road, at the request of Toll Brothers, being represented by Matt Alexander, Dowdey, Anderson & Associates, Inc. STAFF REP.: Marcie Diamond Presentation: Assistant Director, Marcie Diamond introduced this case to the Commission with exhibits. She mentioned 22 notices were mailed to property owners within 200 feet of this request, 26 returned in opposition with concerns from the Rolling Hills and Carter neighborhoods, which she read into the record; none returned in favor. She stated that staff is recommending approval subject to conditions, with (3) three additional conditions, which she read into the record. Rob Paul, Toll Dallas TX LLC, 2557 SW Grapevine Pkwy, Ste 100, Grapevine, Texas, was present to represent this case, to address questions and stated he was in agreement with staff’s recommendations. Matt Alexander, Dowdey, Anderson & Associates, Inc., 5225 Village Creek Drive, Plano, Texas, made a brief presentation of the revised changes and agreements to amend this request to 22 lots and include other conditions as requested by the neighbors to the Commission which he read into the record. He was also available for questions. Public Hearing: Chairman Haas opened the Public Hearing, asking for people who wanted to speak either in favor or opposition or wanted to comment on this request to come forward. The following people spoke in favor: Andy Lewis, 546 Rolling Hills Road, Coppell, Texas, spoke in favor. Doug Reinhart, 534 Rolling Hills Road, Coppell, Texas, spoke in favor. Dean Wilkerson, 538 Rolling Hills Road, Coppell, Texas, spoke in favor. The following people spoke in opposition: Lee Ann Odom, 433 Carter Drive, Coppell, Texas, spoke in opposition. James Lasater, 533 Carter Drive, Coppell, Texas, spoke in opposition. Brian Rathe, 501 Carter Drive, Coppell, Texas, spoke in opposition. Steve Sheetz, 517 Carter Drive, Coppell, Texas, spoke in opposition. Chairman Haas closed the public hearing. ITEM # ITEM DESCRIPTION MIN011912 Page 3 of 11 *Chairman Haas read into the record Commissioner Duncan’s arrival time at 7:46 p.m. Action: After much discussion, Commissioner Kittrell made a motion to approve Case No. PD-246R- SF-12, Carter Addition PH III, a zoning change request from SF-12 (Single Family-12) & A (Agricultural) to PD-246R-SF-12 (Planned Development-246 Revised-Single Family-12), subject to the following conditions: 1. Revision to the Detail Site Plan to eliminate one lot along the west property line. 2. Revision to the PD Conditions on the Detail Site Plan to reflect the minimum house size of 3,200 square feet. 3. Revision to the Detail Site Plan to indicate the location and define maintenance of the retained decorative metal fencing. 4. Add a PD Condition that all lots facing Carter Drive shall have side or rear entry garage door access. 5. Add a PD Condition that all lots within Carter Addition Phase III shall have only ornamental metal fencing and that wood fencing along the lot lines is prohibited. Vice Chairman Frnka seconded; motion carried (7-0), with Commissioners Goodale, Pritzlaff, Frnka, Haas, Sangerhausen, Duncan and Kittrell voting in favor. None opposed. 6. PUBLIC HEARING: Consider approval of the Carter Addition PH III, Revised Replat, being a replat of the Carter Addition Phase III to re-subdivide the existing 24 single-family lots and two common area lots into 23 single-family lots and one common area lot on 20.28 acres of property located on the south side of Carter Drive, approximately 925 feet west of Moore Road, at the request of Toll Brothers, being represented by Matt Alexander, Dowdey, Anderson & Associates, Inc. STAFF REP.: Marcie Diamond Presentation: Assistant Director, Marcie Diamond introduced this companion case to the Commission with exhibits. She stated that staff is recommending approval subject to three amended conditions which she read into the record. Matt Alexander, Dowdey, Anderson & Associates, Inc., 5225 Village Creek Drive, Plano, Texas, was present to represent this case, to address questions and stated he was in agreement with staff’s revised recommendations. Public Hearing: Chairman Haas opened the Public Hearing, asking for people who wanted to speak either in favor or opposition or wanted to comment on this request to come forward. No one spoke: Chairman Haas closed the public hearing. Action: Commissioner Sangerhausen made a motion to approve the Carter Addition PH III, Revised Replat, subject to the following conditions: ITEM # ITEM DESCRIPTION   MIN011912  Page 4 of 11  1. Revise the Replat to eliminate one lot along the west property line. 2. Revise the notes on the Replat to only reflect those relating to the Subdivision (not Zoning) Ordinance. 3. Include the floodplain note on the plat that states: "The City of Coppell will have no responsibility for maintenance of the floodway/floodplain areas as shown hereon; however, the City does have the authority to regulate activity in the floodway/floodplain as per the City’s Floodplain Ordinance. The maintenance of these areas shall be the sole responsibility of the individual lot owner(s), adjacent to said areas. There areas are to remain free of improvements that may obstruct the flow of storm water and protected from potential erosion by the owners. No fences will be allowed in the floodplain, along with any other structures as per the City’s Floodplain Ordinance.” Commissioner Duncan seconded; motion carried (7-0), with Commissioners Goodale, Pritzlaff, Frnka, Haas, Sangerhausen, Duncan and Kittrell voting in favor. None opposed. 7. PUBLIC HEARING: Consider approval of Case No. PD-251R-SF-12, Rosebriar Estates, a zoning change request from SF-12 (Single Family-12) to PD-251R-SF-12 (Planned Development-251 Revised-Single Family-12), to allow the development of six (6) single-family lots, with a minimum lot size of 12,000 square feet and three (3) common area lots on 2.8 acres of property located south of East Sandy Lake Road between Dobecka Drive and Castlebury Court, at the request of Brad Meyer, Contrast Development. STAFF REP.: Marcie Diamond Presentation: Assistant Director, Marcie Diamond introduced this case to the Commission with exhibits and color board. She mentioned 49 notices were mailed to property owners within 200 feet of this request; one returned in favor; none returned in opposition. She stated that staff is recommending approval subject to two conditions which she read into the record. Brad Meyer, Contrast Development, LLC, 300 E. John Carpenter Frwy., Ste. 940, Irving, Texas, was present to represent this case, to address questions and stated he was in agreement with staff’s recommendations with exception to the restrictive parking. Mike Garza, City of Coppell – Engineering Department, addressed questions from the Commission about the provision of a U-turn to enter into the subdivision. Public Hearing: Chairman Haas opened the Public Hearing, asking for people who wanted to speak either in favor or opposition or wanted to comment on this request to come forward. The following people spoke: Marcia Brancheau, 106 Dobecka Drive, Coppell, Texas, spoke in favor. Renetta Hamilton, 118 Dobecka Drive, Coppell, Texas, spoke in favor. Chris Burgy, 100 Dobecka Drive, Coppell, Texas, spoke in favor. No one spoke in opposition. Chairman Haas closed the public hearing. ITEM # ITEM DESCRIPTION MIN011912 Page 5 of 11 Action: Commissioner Goodale made a motion to approve Case No. PD-251R-SF-12, Rosebriar Estates, a zoning change request from SF-12 (Single Family-12) to PD-251R-SF-12 (Planned Development-251 Revised-Single Family-12), subject to the following conditions: 1. Revise the note on the plat prohibiting parking adjacent to Lot 1 to “No Parking shall be permitted along the west side of the street, adjacent to Common Area, Lot 3X”. 2. Revision of the Landscape Plan to add three ornamental trees within the common area, Lot 1X. Commissioner Kittrell seconded; motion carried (7-0), with Commissioners Goodale, Pritzlaff, Frnka, Haas, Sangerhausen, Duncan and Kittrell voting in favor. None opposed. 8. Consider approval of the Rosebriar Estates, Preliminary Plat, to allow the subdivision of 2.8 acres of property into six (6) single-family lots and three (3) common area lots on property located south of East Sandy Lake Road between Dobecka Drive and Castlebury Court, at the request of Brad Meyer, Contrast Development. STAFF REP.: Marcie Diamond Presentation: Assistant Director, Marcie Diamond introduced this companion case to the Commission with exhibits. She stated that staff is recommending approval subject to one condition which she read into the record. Brad Meyer, Contrast Development, LLC, 300 E. John Carpenter Frwy., Ste. 940, Irving, Texas, was present to represent this case, address questions and stated he was in agreement with staff’s recommendations with exception to the restrictive parking. Action: Commissioner Kittrell made a motion to approve the Rosebriar Estates, Preliminary Plat, subject to the following condition: 1. Revise the note on the plat prohibiting parking adjacent to Lot 1 to “No Parking shall be permitted along the west side of the street, adjacent to Common Area, Lot 3X”. Vice Chairman Frnka seconded; motion carried (7-0), with Commissioners Goodale, Pritzlaff, Frnka, Haas, Sangerhausen, Duncan and Kittrell voting in favor. None opposed. 9. PUBLIC HEARING; Consider approval of Case No. S-1255-C, The Learning Experience, a zoning change request from C (Commercial) to S-1255-C (Special Use Permit-1255-Commercial), to permit an approximate 11,000-square-foot day care to be located within the existing two- story building, removal of a portion of the parking lot to accommodate the addition of a 5,150-square-foot outdoor play area with a rubber surface to be located at 123 East Sandy Lake Road, approximately 600 feet east of Denton Tap Road, at the request of 3B Developers, Inc, being represented by Bob Anderson, Plan Solution Architects. STAFF REP.: Gary Sieb ITEM # ITEM DESCRIPTION   MIN011912  Page 6 of 11  Presentation: Planning Director, Gary Sieb introduced this case to the Commission with exhibits and elevations. He stated that staff is recommending approval subject to conditions, which he read into the record. He mentioned 18 notices were mailed to property owners within 200 feet of this request, none returned in favor or in opposition. Bob Anderson, Plan Solutions Architects, 400 E. Royal Lane, Ste. 213, Irving, Texas, was present to represent this case and to address questions about how the parking system works, and expand upon the drop-off and pick-up procedure. Peter Buell, 3B Developers, 3308 Shorecrest Drive, Dallas, Texas, was also available to address questions about the traffic issues. Mike Garza, City of Coppell – Engineering Department, addressed questions from the Commission about the traffic patterns. Public Hearing: Chairman Haas opened the Public Hearing, asking for people who wanted to speak either in favor or opposition or wanted to comment on this request to come forward. No one spoke. Chairman Haas closed the public hearing. Action: After much discussion, Chairman Haas made a motion to hold Case No S-1255-C, The Learning Experience, under advisement and continue to the February 16, 2012, meeting. The Commission took this action so a representative of The Learning Experience can attend the February meeting and explain how the parking system works, expand upon the drop-off and pick-up procedure, defend a perceived parking shortage and offer any other information the applicant feels is pertinent to this case. Commissioner Sangerhausen seconded; motion carried (7-0), with Commissioners Goodale, Pritzlaff, Frnka, Haas, Sangerhausen, Duncan and Kittrell voting in favor. None opposed. *BREAK FROM 9:37 P.M. TO 9:47 P.M. 10. CONTINUED: Consider approval of the First Baptist Church of Coppell, Lot 1, Block A, Site Plan Amendment, to allow Revised Elevations, the addition of a Covered Drop-off Area, Trellis Structures and modifications to the landscaping and parking on 5.161 acres of property located at 590 South Denton Tap Road, at the request of Tim Willis, HH Architects. STAFF REP.: Gary Sieb Presentation: Planning Director, Gary Sieb mentioned that this case was continued from the January 15th meeting. On January 5th, a committee consisting of Planning Director, Gary Sieb, Commissioners Frnka and Goodale and the applicant, met to discuss a different building material to replace the metal panels. A letter was sent from the applicant requesting to hold and continue their case; therefore, Mr. Sieb ask that this item be continued to February 16, 2012. ITEM # ITEM DESCRIPTION MIN011912 Page 7 of 11 Action: Chairman Haas made a motion to continue and hold this First Baptist Church of Coppell, Lot 1, Block A, Site Plan Amendment, under advisement at the applicant’s request to the February 16, 2012, meeting. Vice Chairman Frnka seconded; motion carried (7-0), with Commissioners Goodale, Pritzlaff, Frnka, Haas, Sangerhausen, Duncan and Kittrell voting in favor. None opposed. 11. PUBLIC HEARING: Consider approval of Case No. S-1256-R/O, Signature Living at Denton Creek, a zoning change request from R (Retail) & O (Office) to S-1256-R/O (Special Use Permit- Retail/Office), to allow a 57,708-square-foot (74 units, 79 beds) assisted living and memory care facility on 5.3 acres of property located along the north side of East Sandy Lake Road, east of Riverview Drive, at the request of Signature Senior Living, LLC, being represented by Steven Homeyer, Homeyer Engineering, Inc. STAFF REP.: Matt Steer Presentation: City Planner, Matt Steer introduced this case to the Commission with exhibits, elevations and a color board. He mentioned nine notices were mailed to property owners within 200 feet of this request, one was received in favor; none in opposition. A telephone call was received from a resident that lives on Trinity Court with concerns that were read into the record. He stated that staff is recommending approval subject to conditions, which he read into the record. Mike Garza, City of Coppell – Engineering Department, addressed concerns from the Commission about the flood plain. Steven Homeyer, Homeyer Engineering, Inc, 206 Elm Street Ste. 105, Lewisville, Texas, was present to represent this case, to address questions and stated he was in agreement with staff’s recommendations. Steven Vick, CEO for Signature Senior Living, LLC, addressed questions from the Commission about the type of care given at the facility. Public Hearing: Chairman Haas opened the Public Hearing, asking for people who wanted to speak either in favor or opposition or wanted to comment on this request to come forward. No one spoke. Chairman Haas closed the public hearing. Action: Commissioner Sangerhausen made a motion to approve Case No. S-1256-R/O, Signature Living at Denton Creek, a zoning change request from R (Retail) & O (Office) to S-1256-R/O (Special Use Permit-Retail/Office), subject to the following conditions: 1. The dumpster enclosure, monument sign and decorative fence details shall be included on the 2nd sheet of the elevations. 2. Revise the Landscape Plan to include Cedar Elms as the dominant street tree along E Sandy Lake. 3. Consider using a different species of overstory tree in place of the 13 Red Maples proposed. ITEM # ITEM DESCRIPTION   MIN011912  Page 8 of 11  4. There will be additional comments during detailed Engineering Plan review. Commissioner Kittrell seconded; motion carried (7-0), with Commissioners Goodale, Pritzlaff, Frnka, Haas, Sangerhausen, Duncan and Kittrell voting in favor. None opposed. 12. Consider approval of the Signature Living at Denton Creek, Lot 1 & 2, Block A, Minor Plat, to establish a building site with required easements and fire lanes to allow a 57,708- square-foot assisted living and memory care facility on Lot 1, Block A (5.3 acres of property) with the remainder of vacant land being platted as Lot 2, Block A (6.1 acres of property) located along the north side of East Sandy Lake Road, east of Riverview Drive, at the request of Signature Senior Living, LLC, being represented by Steven Homeyer, Homeyer Engineering, Inc. STAFF REP.: Matt Steer Presentation: City Planner, Matt Steer introduced this companion case to the Commission with exhibits. He stated that staff is recommending approval subject to one condition, which he read into the record. Steven Homeyer, Homeyer Engineering, Inc, 206 Elm Street Ste. 105, Lewisville, Texas, was present to represent this case, to address questions and stated he was in agreement with staff’s recommendations. Action: Commissioner Kittrell made a motion to approve the Signature Living at Denton Creek, Lot 1 & 2, Block A, Minor Plat, subject to the following condition: 1. There will be additional comments during detailed Engineering Plan review. Vice Chairman Frnka seconded; motion carried (7-0), with Commissioners Goodale, Pritzlaff, Frnka, Haas, Sangerhausen, Duncan and Kittrell voting in favor. None opposed. 13. PUBLIC HEARING: Consider approval of Case No. PD-214R5-C, Arbor Manors Retail, a zoning change request from PD-214R2-C (Planned Development-214 Revision 2-Commercial) to PD- 214R5-C (Planned Development-214 Revision 5-Commercial) to attach a Detail Plan to allow the development of an 11,000-square-foot retail building to contain retail and office uses including two restaurants, one of which will have drive-thru service on 1.5 acres of property located at 143 South Denton Tap Road, approximately 145 feet north of West Braewood Drive, at the request of Hermansen Land Development, Inc. being represented by Randi Rivera, G & A Consultants. STAFF REP.: Matt Steer Presentation: City Planner, Matt Steer introduced this case to the Commission with exhibits, elevations, color board and color renderings. He mentioned 21 notices were mailed to property owners within 200 feet of this request, one returned in favor (with dumpster relocated), and 11 returned in opposition (multiple responses in favor and in opposition came from outside the notification ITEM # ITEM DESCRIPTION MIN011912 Page 9 of 11 area). He stated that staff is recommending approval only if certain conditions are met, which he read into the record. Kirk Hermansen, Hermansen Land Development, 5944 Luther Lane, Ste. 725, Dallas, Texas, and Tye Williams, Bigg Capital Holdings/dba Smashburger, 6865 N. Dallas Pkwy., Ste 200, Plano, Texas, were present to represent this case, made their presentations before the Commission, addressed questions and stated agreement with staff’s recommendations with exception to the requested signage. Lance Rose, NCA Partners Architecture, 5646 Milton Street, Ste. 610, Dallas, Texas, address questions about the signage, landscaping, sidewalks and paving. Public Hearing: Chairman Haas opened the Public Hearing, asking for people who wanted to speak either in favor or opposition or wanted to comment on this request to come forward. The following people spoke: Lance Ouellette, Representative for the Property Owners, 1990 Lake Point Drive, Lewisville, Texas, spoke in favor. Sam Finger, 156 Peachtree Drive, Coppell Texas, spoke in opposition. Ramana Atluri, 160 Peachtree Drive, Coppell, Texas, spoke in opposition. Moresh Damle, 152 Peachtree Drive, Coppell, Texas, spoke in opposition. Gopal Raghavan, 143 W. Braewood Drive, Coppell, Texas, spoke in opposition. Sudhakar Perah, 145 Peachtree Drive, Coppell, Texas, spoke in opposition. Neighborhood concerns were read into the record. Chairman Haas closed the public hearing. Mike Garza, City of Coppell – Engineering Department, addressed concerns from the Commission about the driveway cut on Denton Tap and traffic on Braewood. Action: After much discussion, Commissioner Sangerhausen made a motion to approve Case No. PD- 214R5-C, Arbor Manors Retail, a zoning change request from PD-214R2-C (Planned Development-214 Revision 2-Commercial) to PD-214R5-C (Planned Development-214 Revision 5-Commercial), subject to the following conditions as revised by the Commission: 1. Revise PD conditions notes as follows: a. A sit down restaurant with 300 square foot patio area (Smashburger) and a sit down restaurant with drive thru (Einstein Bros. Bagels) are permitted. b. 560 square feet of landscaping shown on the northwest corner is being attributed toward nonvehicular landscape area requirement. c. The triangular landscape areas at the end of each parking space are being attributed toward the nonvehicular landscape area requirement. d. An 83-square-foot deficiency to the nonvehicular landscape area requirements shall be permitted. ITEM # ITEM DESCRIPTION   MIN011912  Page 10 of 11  e. A maximum 15-square-foot blade sign shall be allowed for each tenant. This shall be in addition to the total sign areas allowed (one square foot per lineal foot frontage on a dedicated street). f. A maximum 40% logo shall be allowed for each tenant. This shall be calculated as a part of the total allowable signage for each tenant. g. The loading zone shall be allowed within the parking area as depicted on the west side of the site. h. Deliveries shall only occur between the hours of 7:00 a.m. and 11:00 a.m. 2. Remove all other conditions under “Development Standards” within the PD Conditions list including all other sign variance requests. 3. Relocate the dumpster enclosure to the north side of the proposed structure and adjust parking and landscaping accordingly. 4. Reorient the drive thru order board to the south side of the structure and ensure the speaker box is facing to the south. 5. Include parking lot lighting on the site plan. Ensure compliance with the glare and lighting standards of the Zoning Ordinance. 6. There will be additional comments during detailed Engineering Plan review. The Commission also advised that a neighborhood meeting be scheduled and held, so other neighborhood concerns could be addressed prior to the City Council meeting. Commissioner Pritzlaff seconded; motion carried (7-0), with Commissioners Goodale, Pritzlaff, Frnka, Haas, Sangerhausen, Duncan and Kittrell voting in favor. None opposed. 14. PUBLIC HEARING: Consider approval of the Arbor Manors Addition, Lot 4R2R, Block A, Replat, being a replat of Lot 4R2, Block A of the Arbor Manors Addition, to relocate the existing fire lane and mutual access easement and to establish easements to allow the development of an 11,000-square-foot retail building on 1.5 acres of property located at 143 South Denton Tap Road, approximately 145 feet north of West Braewood Drive, at the request of Hermansen Land Development, Inc., being represented by Randi Rivera, G&A Consultants. STAFF REP.: Matt Steer Presentation: City Planner, Matt Steer introduced this companion case to the Commission with exhibits. He stated that staff is recommending approval subject to conditions, which he read into the record. Kirk Hermansen, Hermansen Land Development, 5944 Luther Lane, Ste. 725, Dallas, Texas, was present to represent this case, to address questions and stated agreement with staff’s recommendations. Public Hearing: Chairman Haas opened the Public Hearing, asking for people who wanted to speak either in favor or opposition or wanted to comment on this request to come forward. No one spoke. Chairman Haas closed the public hearing. ITEM # ITEM DESCRIPTION MIN011912 Page 11 of 11 Action: Vice Chairman Frnka made a motion to approve Case No the Arbor Manors Addition, Lot 4R2R, Block A, Replat, subject to the following conditions: 1. Show the offsite mutual access and fire lane easements and provide recording information on this plat prior to recordation. 2. A Tree Removal Permit is required prior to the start of construction. 3. There may be additional comments during engineering plan review. Commissioner Duncan seconded; motion carried (7-0), with Commissioners Goodale, Pritzlaff, Frnka, Haas, Sangerhausen, Duncan and Kittrell voting in favor. None opposed. 15. Update on Council action for planning agenda items on January 10, 2012: A. An application submitted by Chesapeake Energy, to allow the drilling and operation of five (5) additional wells and the re-issuance of one previously approved well on the existing 3.013-acre pad site located north of Bethel Road, west of Creekview Drive, known as the Fellowship Property. B. An Ordinance for Case No. PD-241R-C, Red Hawk Office, a zoning change from PD-241-C to PD-241R-C, to attach a Detail Plan on Lot 28R, to allow the construction of a 7,871-square-foot office building on 0.92 acres of property located at the northwest corner of Denton Tap Road and Bethel School Road. C. An Ordinance for Case No. PD-252-H, Allstate Insurance Office, a zoning change from H to PD-252-H, to allow site modifications to support conversion of a residential structure to an office use on 0.25 acres of property located at 709 South Coppell Road. D. An Ordinance for a text amendment to revise Article 34, Landscaping Regulations of the Zoning Ordinance (primarily Table 1, Plant Palette), to promote the use of Xeriscaping. During the Pre-Session, Planning Director, Gary Sieb advised the Commission of Council’s actions on January 10, 2012 and stated that Council approved all of the above-stated items. 16. Director’s Comments. Planning Director, Gary Sieb welcomed the new Commissioner, Craig Pritzlaff to the Commission. ADJOURNMENT With nothing further to discuss, the meeting adjourned at approximately 12:49 a.m. __________________________________ Gregory Frnka, Chairman __________________________________ Juanita A. Miles, Secretary Item # 4 Page 1 of 4 CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT CASE: First Baptist Church of Coppell, Lot 1, Block A, Site Plan Amendment P & Z HEARING DATE: December 15, 2011 (postponed to the January 19, 2012 meeting with a request to continue to the February 16 meeting—see attached letter; second letter received on February 2 requesting continuance until March 22--staff recommends continuance) C.C. HEARING DATE: January 10, 2012 (February 14, 2012—if second request to continue is approved, the Council meeting is April 10, 2012) STAFF REP.: Gary L. Sieb, Planning Director LOCATION: 590 S. Denton Tap Road. SIZE OF AREA: 5.161 acres of property. CURRENT ZONING: C and SF-9 (Commercial and Single Family-9) REQUEST: Site Plan Amendment to allow a 740-square-foot building expansion, revised elevations, the addition of a covered drop-off area, trellis structures and modifications to the landscaping and parking. APPLICANT: Owner: Architect: First Baptist Church of Coppell James Thomas Willis, AIA 590 S. Denton Tap Road HH Architects Coppell, Texas 75019 5910 N. Central Expwy. (972) 462-1643 Suite 1200 FAX: (972) 304-0100 Dallas, TX. 75206 (972) 404-1034 Fax: (972) 404-1036 Email: twillis@hharchitects.com Item # 4 Page 2 of 4 HISTORY: The existing church facility was built in the early 70’s under the existing Commercial and Single Family-9 District regulations. The rear 20 feet of the area was zoned PD-106-SF-9 in 1988; however, the property was never platted for SF-9 uses. The extension of the parking area into this residentially-zoned area was accommodated in March of 2003. A Minor Plat was approved at the same time. In October of the same year, the church asked for and received administrative approval from the Planning Director to construct a free standing monument sign of approximately 55 square feet. That sign exists today with the message that was approved in 2003. In 2004, a request to provide stealth antennas within the steeple of the church was submitted by Verizon Wireless for approval. Since the antenna would be totally shielded from view, it was administratively approved in September, 2004. TRANSPORTATION: Denton Tap Road is a concrete, six-lane divided roadway, built to standard, within 100 feet of right-of-way. SURROUNDING LAND USE & ZONING: North Medical office/retail, Single Family; C (Commercial), SF-9 (Single Family-9) South Office, Single Family; C (Commercial), SF-12 (Single Family-12) East Single Family; PD-106, SF-9 (Planned Development-106, Single Family-9 West Undeveloped; C (Commercial) COMPREHENSIVE PLAN: The Comprehensive Plan of March 2011 shows this property as suitable for religious use. DISCUSSION: At first glance, this request appears to be pretty straight-forward with little reason to discuss the proposed physical alterations to the existing building. The applicant proposes to add 740 square feet to the existing structure, resulting in a 64,000-square- foot church. Also proposed is a covered drop-off at the front of the church and a number of façade changes. Upon closer observation of these façade changes however, there are questions regarding the architectural design of the proposal, especially as it relates to the “old world architectural style” which we have encouraged over the years. There is no question that the proposal will significantly change the appearance of the church and give it a modernistic feel with the use of glass, the introduction of metal “grids“ as a design element on the face of the building, and the highly contemporary “floating” horizontal elements attached to the steeple structure. Absent from the applicant’s submittal is the provision of calculations showing that the steeple height complies with zoning requirements—a request staff made during the Development Review Committee meeting with the applicant. Notwithstanding the inclusion of this information on the submittal exhibits, what this review boils down to is whether the existing “look” of Coppell is to be preserved Item # 4 Page 3 of 4 (especially along a Primary Image zone), or the remodeling of an existing structure in an attempt to create a more contemporary building is to be permitted. As the Planning Department strives to preserve and encourage our existing architectural style, this form of Site Plan Amendment raises the question of where the community is headed relative to its architectural design and heritage. As pointed out in our award winning Comprehensive Plan: “…preserving the integrity of what is good in the city” (pg. 3) “The philosophy of the Plan is to preserve the character and quality of …neighborhoods” (pg. 7) “…built on the special aspects of the city’s existing character” (pg. 29) “…a unique identity with …architecture reflecting local history, culture, and other sense of community pride” (pg. 30) “Encourage the use of materials…which reinforce the sense of Coppell as one that is built for beauty…” (pg. 50) Mentioned throughout the Plan are suggestions that major alterations which significantly alter the appearance of recognized good urban design should be carefully defined and enhance the beauty and character of the structure, not change it. There is no question that the proposed modification to the church dramatically changes the architectural character of the building. This proposal not only signifies a major change in the appearance of a well-known church in this community, but also introduces a number of questionable building materials that have value in certain areas of the city such as the industrial and office districts, but certainly not on a landmark church. ADDITIONAL DISCUSSION: At the December 15, 2011 Planning Commission meeting, the Commission continued this case to January so that a committee made up of Chairman Greg Frnka, Commissioner Justin Goodale, and Planning Director Gary Sieb could meet with the applicant and revise some elements of the façade—specifically the areas shown with the metal material. The committee met on Friday, January 6, 2012. Conceptually, the proposed façade gained initial support of the committee, but the applicant has asked for a continuance of the case until the February Commission meeting in order for all back-up material (specifications of the façade replacement, elevations, a new color board, approval of the church elders, etc.) to be provided for Commission consideration. On February 2 we received a letter (attached) asking to continue this case until the March 22 Commission hearing Staff recommends CONTINUANCE of this case until March 22. RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION: The Zoning Ordinance states that churches and their improvements shall not be denied unless the health, safety, and general welfare of the community is in danger (Sec. 12-30- 15). It is obvious these proposed alterations to the church do not threaten this community; however, staff cannot support this site plan amendment for the First Baptist Church of Item # 4 Page 4 of 4 Coppell. It changes the character of the church, introduces a number of building materials that are not compatible with the existing building, and ignores several vision statements contained within the Comprehensive Plan. With the proposed alterations to the building façade—specifically the metal elements--the changes discussed at the January Planning Commission committee meeting met with support. With those changes to the façade, staff can recommend APPROVAL of the request. 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 3. Letter requesting continuance 4. Letter dated February 2 asking for continuance until March ITEM # 5 Page 1 of 3 CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT CASE NO.: S-1255-C, The Learning Experience P&Z HEARING DATE: January 19, 2012 (This public hearing was closed and case continued to February 16, 2012—see comments under “DISCUSSION”) C.C. HEARING DATE: February 14, 2012 (March 27, 2012) STAFF REP.: Gary L. Sieb, Director of Planning LOCATION: 123 East Sandy Lake Road SIZE OF AREA: .94 acres of property CURRENT ZONING: C (Commercial) REQUEST: A zoning change to S-1255-C (Special Use Permit-1255-Commercial), to permit an approximate 11,000-square-foot day care to be located within the existing two- story building, removal of a portion of the parking lot to accommodate the addition of a 5,150-square-foot outdoor play area with a rubber surface. APPLICANT: Owner Architect Peter Buell/3B Developers LLC Bob Anderson 14175 Proton Road Plan Solutions Architects Dallas, TX 75244 400 E. Royal Lane, Suite 213 (214) 794-3722 Irving, TX. 75039 Email: pbuell@elfainstall.com (972) 373-9999 Fax: (972) 373-9001 Email: bob@plansolutions.net HISTORY: This property was developed with a two-story office building approximately three years ago, and has been vacant since completion. Although several attempts to occupy the building were undertaken, no contract for occupancy was ever accomplished, hence, the request for this rezoning application. ITEM # 5 Page 2 of 3 TRANSPORTATION: Sandy Lake Road is an improved, concrete, four-lane divided thoroughfare built to standard, within a 90-foot right of way. SURROUNDING LAND USE & ZONING: North: Commercial and Single-Family; Town Center (TC) and Planned Dev. 116- SF-7 (PD-116-SF-7) South: Single family residential; (SF-7) East: Single family residential; (SF-7) West: Commercial; (PD-209-R4) COMPREHENSIVE PLAN: The Comprehensive Plan of March 2011, shows the property as suitable for urban residential neighborhood and residential neighborhood. DISCUSSION: As pointed out in the HISTORY section of our staff report, this building was constructed some time ago, and has remained vacant since completion. Although several attempts were made to occupy it, those efforts failed and the structure remains with no tenants. We have been approached by the property owner who has a potential tenant wishing to occupy the entire building with a day care facility. As staff understands, this is a national company that looks for these types of buildings and transforms them to day cares. We have been advised that this company has over 160 facilities spread throughout the country. Although the exterior of the building will remain intact, changes to the site plan include the addition of a new, six-foot high TREX fence at the rear of the building enclosing the play area, removal of eight parking spaces to be replaced with a poured-in- place rubberized material within the requested fenced area for play space, new curbing, a sign package, and construction of a trash bin. Generally we require a circular drive for day care users, but that recommendation is handled on a case- by-case basis. Therefore, we are very much interested in how this facility will address that issue. Parking requirements are one parking space for each ten students. In addition, the application indicates 20 staff positions (which generally means 20 parking spaces), and with 183 student positions, that totals 38 parking spaces. The plan shows 39 total spaces, and we have some concern that enough parking is being provided. To quell that concern, the applicant has indicated that the facility is used on a sliding arrival schedule. That schedule could modify our concerns, but the applicant needs to explain how that arrival schedule actually works—what determines number of children per time schedule, is the schedule based upon age specific data, how and where children enter the building, what happens if all parking spaces are taken, etc. In that this use is generally compatible with the neighborhood, it would occupy an existing building that has been vacant for years, does not conflict with the Comprehensive Master Plan, and complies with our regulations relative to Site Plan, parking requirements, and signage; staff can support this use with conditions. On January 19, 2012 the Planning Commission closed the public hearing and continued this case to February 16 in order to give the applicant an ITEM # 5 Page 3 of 3 opportunity to have a representative of The Learning Experience appear before the Commission and explain how the parking, maneuvering and drop off of children will work on this site. RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION: Staff is recommending APPROVAL of this request subject to the following conditions: 1. Agreement regarding how the traffic drop-off system works to insure no parking/circulation problems. 2. A colored example of the logo 3. Show location of existing trash enclosure (dashed line will suffice) 4. Insure brick used on proposed trash enclosure matches brick on main building (state on Sheet A-2) 5. Dimension overall size of monument sign on Sheet A-2 6. Need as-builts from engineer prior to CO 7. Note: Planning Commission meeting is 1-19, not 1-9 on Sheet A-1 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 (Sheet A-1) 2. Trash/Signage Exhibit (Sheet A-2) 3. Photo of proposed screening fence ITEM # 6 Page 1 of 3 CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT CASE NO.: PD-253-H, Old Town Water Tank/Office Addition, Lots 1 & 2, Block A P&Z HEARING DATE: February 16, 2012 C.C. HEARING DATE: March 27, 2012 STAFF REP.: Matt Steer, City Planner LOCATION: 616/618 South Coppell Road SIZE OF AREA: 0.514 acres CURRENT ZONING: H (Historic) REQUEST: A zoning change to PD-253-H (Planned Development-253-Historic) to establish a Detail Site Plan, to allow for the reuse of the existing structures for office uses and to retain the existing empty water tank. APPLICANT: Applicant: Architect: The Edinburgh Group dba Amcat Architecture Plus Allan Palmer Phillip Morse P.O. Box 1068 16415 Addison Road, Suite 120 Coppell, Texas 75019 Addison, Texas 75001 Phone: 214-356-9242 Phone: 972-248-7660 Email: apalmer@amcatusa.com Email: pmorse@archplus.com Owner: Surveyor: City of Coppell Brittain & Cawford Mindi Hurley Chris Blevins 255 Parkway Blvd P.O. Box 11374 Coppell, Texas 75019 Fort Worth, Texas 76110 Phone: 972-304-3677 Phone: 817-429-5112 Email: mhurley@coppelltx.gov Email: clb@brittain-crawford.com HISTORY: The Old Coppell Master Plan was accepted by City Council in April of 2002. On May 13, 2003, Council amended the Land Use component of the 1996 Comprehensive Plan and enlarged the Historic Overlay district, as proposed in the Old Coppell Master Plan and as recommended in April, 2003 by the Planning and Zoning Commission. On January 11, 2005, the HO (Historic Overlay) district, containing various base zonings, was changed to a straight H (Historic) district, which includes standards for construction, design guidelines and use regulations for Old Coppell. ITEM # 6 Page 2 of 3 The subject property contains two buildings and a historic water tank previously used to serve the area. The larger of the two buildings (3,800 square foot) was built in 1959 by J.P. Maynard, R. Story and volunteers. Originally constructed as a two-bay Fire Station housing a 1941 Ford Fire Truck, it was later enlarged to contain four bays. The smaller 1,300 square-foot “annex” building was subsequently constructed and served as a city administrative facility. Portable buildings were placed directly behind the fire station and served as the temporary home to a variety of city offices. The buildings eventually became the Coppell Senior Center for several years until the completion of the Grapevine Springs Community and Senior Center facility in 2008. The site was included in the Old Coppell Master Plan as an example of a potential adaptive reuse. A very conceptual sketch was included in the plan (attached). This depicted a restaurant/café with the exterior of the building having a raised parapet with decorative cap to screen the mechanical equipment on the roof, a brick veneer on the cinder-block, awnings over each window and an outdoor eating area in the front. TRANSPORTATION: Coppell Road is a two-lane, asphalt road contained within a variable width right- of-way. The plans for the improvements currently underway show a variable width right-of-way and approximately 34 feet of pavement with an eight-foot sidewalk on the west and a six-foot sidewalk on the east. On-street angled parking directly abuts this proposal and will provide this property and other adjacent properties public parking. SURROUNDING LAND USE & ZONING: North – Flood plain; Planned Development–213 Revision 2-Historic (PD-213R2-H) South – Retail; Historic East - Vacant; Historic West – Music school; Historic COMPREHENSIVE PLAN: The Comprehensive Plan of March 2011 shows the property as suitable for development in accordance with the Old Coppell Historic District as outlined in the Old Coppell Master Plan. DISCUSSION: As stated in the Coppell Comprehensive Plan of March 2011, the adopted Old Coppell Master Plan provides recommendations for future revitalization and redevelopment in the district. Some of the recommendations (in bold) and how they have been taken into account relative to this site are listed below. 1. Adaptive reuse and infill development - Specifically planned as an adaptive reuse site, the conversion to an office use is appropriate. 2. Streetscapes and gateways – The “Bethel Road Project” currently under construction contains a small segment of South Coppell Road directly in front of this request which features on-street angled parking, a sidewalk and street trees planted at the end of each parking row. The Streetscaping is further enhanced with the landscaping proposed for this development. Three Live Oaks, four Burr Oaks and one Shumard Red Oak are proposed to be integrated throughout the existing development. 3. Urban design and architecture - The existing cinder block building is proposed to be enhanced with a brick veneer and a raised parapet, screening ITEM # 6 Page 3 of 3 the mechanical equipment on the roof, wooden canopies over the proposed windows and doors. 4. Access and parking - In addition to the on-street parking of the Coppell Road improvements, there is an existing parking area to the rear with 18 parking spaces (17 required). This is proposed to be resurfaced and restriped. This area is screened by the buildings, which is ideal for any development in Old Town. 5. Business Development - Amcat is the proposed tenant who will provide more office space in the district and will generate additional daytime population for the area. 6. Marketing and promotion - The property was heavily marketed through the Request for proposal (RFP) process which began in 2011. 7. Funding and incentives and fiscal implementations - The applicant is planning to apply for a façade grant specific to the Old Town area. 8. Implementation strategies – Until completed, staff will continue to work closely with the applicant in the implementation of this adaptive reuse of the former Fire Station and Senior Center buildings. The water tank component to this development is being platted as a separate lot with Bethel Road access and the City of Coppell will retain ownership. Through various discussions with the Historic Society, it has been determined that it will eventually be painted and featured with a historic plaque similar to the one on the Kirkland House summarizing the significance of the structure. Staff is comfortable recommending approval of the Planned Development subject to a minor drafting correction and an addition of a PD condition note relating to the landscape deficiencies. RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION: Staff is recommending APPROVAL of PD-253-H, Old Town Water Tank/Office subject to the following conditions: 1. Add a Planned Development Condition note to the Site/Landscape Plan stating the deficiencies to the perimeter, interior and nonvehicular landscaping area and tree requirements. 2. The wood door is proposed to have glass in the center. Revise the elevations and rendering accordingly. 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. Sketch of Adaptive Reuse from the Old Coppell Master Plan 2. Color Rendering 3. Site Plan/Landscape Plan/Tree Survey 4. Existing Conditions Plan 5. Black and White Elevations Old Coppell Master Plan Adaptive Reuse P&Z Meeting2-7-12 P&Z Old Coppell Master Plan Adaptive Reuse P&Z Meeting2-7-12 P&Z ITEM # 7 Page 1 of 3 CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT Old Town Water Tank/Office Addition, Lots 1 & 2, Block 1, Minor Plat P&Z HEARING DATE: February 16, 2012 C.C. HEARING DATE: March 27, 2012 STAFF REP.: Matt Steer, City Planner LOCATION: 616/618 South Coppell Road SIZE OF AREA: 0.514 acres CURRENT ZONING: PD-253-H (Planned Development-253-Historic) REQUEST: A minor plat to subdivide the property to establish a building site and necessary easements to allow for the reuse of the existing structures and a separate lot for retaining the existing empty water tank. APPLICANT: Applicant: Architect: The Edinburgh Group dba Amcat Architecture Plus Allan Palmer Phillip Morse P.O. Box 1068 16415 Addison Road, Suite 120 Coppell, Texas 75019 Addison, Texas 75001 Phone: 214-356-9242 Phone: 972-248-7660 Email: apalmer@amcatusa.com Email: pmorse@archplus.com Owner: Surveyor: City of Coppell Brittain & Cawford Mindi Hurley Chris Blevins 255 Parkway Blvd P.O. Box 11374 Coppell, Texas 75019 Fort Worth, Texas 76110 Phone: 972-304-3677 Phone: 817-429-5112 Email: mhurley@coppelltx.gov Email: clb@brittain-crawford.com HISTORY: The Old Coppell Master Plan was accepted by City Council in April of 2002. On May 13, 2003, Council amended the Land Use component of the 1996 ITEM # 7 Page 2 of 3 Comprehensive Plan and enlarged the Historic Overlay district, as proposed in the Old Coppell Master Plan and as recommended in April, 2003 by the Planning and Zoning Commission. On January 11, 2005, the HO (Historic Overlay) district, containing various base zonings, was changed to a straight H (Historic) district, which includes standards for construction, design guidelines and use regulations for Old Coppell. The subject property contains two buildings and a historic water tank previously used to serve the area. The larger of the two buildings (3,800 sq. ft.) was built in 1959 by J.P. Maynard, R. Story and volunteers. Originally constructed as a two bay Fire Station housing a 1941 Ford Fire Truck, it was later enlarged to contain 4 bays. The smaller 1,300 sq. ft. “annex” building was subsequently constructed and served as a city administrative facility. Portable buildings were placed directly behind the fire station and served as the temporary home to a variety of city offices. The buildings eventually became the Coppell Senior Center for several years until the completion of the Grapevine Springs Community and Senior Center facility in 2008. The site was included in the Old Coppell Master Plan as an example of a potential adaptive reuse. A very conceptual sketch was included in the plan. This depicted a restaurant/café with the exterior of the building having a raised parapet with decorative cap to screen the mechanical equipment on the roof, a brick veneer on the cinder-block, awnings over each window and an outdoor eating area in the front. TRANSPORTATION: Coppell Road is a two-lane, asphalt road contained within a variable width right- of-way. The plans for the improvements currently underway show a variable width right-of-way and approximately 34' of pavement with an 8' sidewalk on the west and a 6' sidewalk on the east. On-street angled parking directly abuts this proposal and will provide this property and other adjacent properties public parking. SURROUNDING LAND USE & ZONING: North – Flood plain; Planned Development–213 Revision 2-Historic (PD-213R2-H) South – Retail; Historic East - Vacant; Historic West – Music school; Historic COMPREHENSIVE PLAN: The Comprehensive Plan of March 2011 shows the property as suitable for development in accordance with the Old Coppell Historic District as outlined in the Old Coppell Master Plan. DISCUSSION: This is a Minor Plat to be considered concurrently with the Planned Development proposal to allow the sale of this property not previously platted. The applicant is proposing to renovate the two buildings on Lot 1, Block A for Amcat Offices. The City of Coppell plans to retain ownership of Lot 2, Block A to preserve the ITEM # 7 Page 3 of 3 Historic Water Tank on site. A 12-foot wide maintenance and access easement is proposed on Lot 1, Block A, for the purpose of maintaining the water tank. Staff recommends approval with no outstanding conditions. RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION: Staff is recommending approval of Lot 1 & 2, Block A, Old Town Water Tank/Office Addition with no outstanding conditions. 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. Minor Plat ITEM #8 Page 1 of 3 CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT CASE NO.: PD-95R-SF-9, Shadow Ridge Estates I, Lot 10, Block A P&Z HEARING DATE: February 16, 2012 C.C. HEARING DATE: March 27, 2012 STAFF REP.: Gary L. Sieb, Director of Planning LOCATION: 202 Southern Belle Drive SIZE OF AREA: 0.33 acres CURRENT ZONING: PD-95-SF-9 (Planned Development-95-Single Family-9) REQUEST: A zoning change to PD-95R-SF-9 (Planned Development-95 Revised- Single Family-9), to allow for a 767.5-square-foot garage expansion which encroaches into the required rear yard. APPLICANT: Mr. Jordon Musser 202 Southern Belle Drive Coppell, Texas 75019 (214) 995-5935 (No Fax number) Email: JordonMusser@gmail.com HISTORY: There has been no recent development activity or history on the subject parcel. Other than the original Shadow Ridge Estates subdivision which was developed in the mid 1980’s, no additional activity has taken place on this lot. TRANSPORTATION: Southern Belle Drive is a local, residential, concrete street with 27 feet of pavement width built within a 50-foot right-of-way. SURROUNDING LAND USE & ZONING: North: Single family detached residential homes; SF-12 ITEM #8 Page 2 of 3 South: Single family detached residential homes; PD-95-SF-9 East: Single-family detached residential homes; PD-115-SF-7 West: Single family detached residential homes; PD-95-SF-9 COMPREHENSIVE PLAN: The Comprehensive Plan of March 2011 shows the property as suitable for residential neighborhood uses. DISCUSSION: This is an application by a home owner requesting a change to his Planned Development zoning district by adding a 765 square foot garage addition—roughly 30 feet wide by 25 feet deep--to the rear of his existing house. A portion of that addition extends into a required yard setback, hence, the request to amend the PD. The required setback is 20 feet, and this expansion would extend a portion of the garage into the setback by 10 feet. In discussions with the applicant, we have been advised the existing garage space will continue to be used for auto storage, work on homeowner projects, etc. The new addition will be used for additional storage of the owners’ vehicles, and being 30 feet wide, could accommodate three cars. The new garage will be constructed of brick similar, if not identical, to the existing brick used on the residence. Also, the existing wood gables on the house will be matched on the garage addition, and height of the addition will be 16.5 feet, same height as the existing house. The corner of the addition requiring the PD amendment is 10 feet from an eight-foot high wooden screening fence, the fence is adjacent to an alley to which this home owner has no access, and the closest house across the property line is 35 feet away. We have received comments from adjacent homeowners expressing concern that this addition, if allowed, not turn into a garage offering repair of vehicles that are not the owners. Such an activity is illegal, of course, (running a business in a residential neighborhood). There has also been discussion concerning noise from this property, and again, we have noise standards that can address this concern. Staff has had discussion with the applicant who understands the addition is to be used for his personal use only. Assuming we receive no substantial neighborhood opposition to this proposal, staff is comfortable recommending approval of this request. To heighten comfort level in the neighborhood, we have specifically recommended a condition be included insuring no business activity occurs on the subject property. A note or condition to that effect needs to be added to the submitted Site Plan exhibit. RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION: Staff is recommending APPROVAL of this request subject to the following conditions: 1. Need a letter from Oncor allowing concrete paving over their easement. 2. A note being added to the SITE PLAN stating this addition is for the sole purpose of adding a garage structure in a residential neighborhood for occupant use only. ITEM #8 Page 3 of 3 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 sheets) 2. Letter from Atmos Energy allowing paving of easement 25.0 10.0 13.0 14.8 27.7 44.8 EXTENDED CONCRETE DRIVE 20' SETBACK SMALL TRIANGLE BEYOND 20FT SETBACK(76.8 SQ FT) FENCE TO SECURE BACK YARD REAR PROPERTY LINE SIDE PROPERTY LINE NOTES:1) ADDITION TO BE 30.7 FEET BY 25.0 FEET2)UNDER 24% COVERAGE AFTER RENOVATION x x x xLOCATION 25.500 FRONT FRONT ENTRY DOOR WOOD SHUTTERS 16.5 25.500 ADDITION VIEW B-B BRICK ADDITION VIEW A-A 30.700 A A B B SIDING REAR REAR ENTRY DOOR 16X7 GARAGE DOOR 9X7 GARAGE DOOR 6-12 ROOF NOTES:1) ADDITION TO BE 30.7 FEET BY 25.0 FEET ITEM # 9 Page 1 of 3 CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT PD-199R6-HC- Zimmer P&Z HEARING DATE: February 16, 2012 C.C. HEARING DATE: March 27, 2012 STAFF REP.: Marcie Diamond, Assistant Director of Planning LOCATION: SWC of S.H. 121 and MacArthur Blvd. SIZE OF AREA: 1.37 acres of property CURRENT ZONING: PD-199R5-HC-S-1211R2 (Planned Development-199-Highway Commercial Revision 5-Special Use Permit-1211 Revision 2) REQUEST: A zoning change to PD-199R6-HC-Zimmer (Planned Development-199- Highway Commercial Revision, to revise the Detail Plan to allow a sign with a logo which exceeds 20% of the area of the sign APPLICANT: Cary Moon Zimmer 3301 Matrix Drive, Suite 200 Richardson, Texas 75082 817-296-2895 FAX: 214-774-0511 Cary.moon@zimmer.com HISTORY: On November 14, 2006, Council approved a Site Plan on this tract to allow a 9,300-square-foot retail building replacing a previously approved gas station/convenience store. A Firestone auto repair garage was completed in April of 2007 on the adjacent land. The building on the subject property was completed in July of that year and has been vacant since then. On October 13, 2009, Council approved a PD Amendment and a replat which allowed Lot 4, Block A, to be subdivided into two lots to allow the existing buildings to be on individual lots to permit separate ownership. Since that time Zimmer has purchased this 9,300-square-foot ITEM # 9 Page 2 of 3 building, and is in the process of relocating its headquarters from Richardson to this property. TRANSPORTATION: State Highway 121 frontage road, directly to the north of this parcel, contains three lanes east bound in a variable width right-of-way. MacArthur Boulevard is a P6D Major thoroughfare built to standard with a six-lane divided street contained within a 120-foot right-of-way. SURROUNDING LAND USE AND ZONING: North-SH 121; City of Lewisville South-Bank of Texas; PD-199-R2-HC (Planned Development 199 Revision 2-Highway Commercial) East-office development; City of Lewisville West-Firestone; PD-199R4-HC (Planned Development 199 Revision 4- Highway Commercial) COMPREHENSIVE PLAN: The Comprehensive Plan of March 2011, shows the property as suitable for Freeway Special District uses. DISCUSSION: As discussed in the History Section, this building has been vacant since it was constructed almost five years ago. Zimmer, a medical supply company, has purchased this entire building and is in the process of relocating its headquarters from the City of Richardson. Zimmer will occupy 4,584 square feet, approximately one-half of the building, the remainder of the building will be potential retail lease space. Zimmer has 62.6 linear feet of frontage, allowing for a 62.6 square foot sign. Based on the current Sign Ordinance, this would allow 50.1 square feet of individually mounted letters (black or white) and a 12.5 square foot blue logo. This request is for a 29.3 square foot sign, with a 20- square-foot logo, which is 69 percent of the sign. All other occupants in this retail center (Firestone and Bank of Texas) complied with the sign ordinance, the signs being either black or white, and their logo does not exceed the 20%. In the Vista Point office/tech park to the west, which was a part of the original Planned Development, all the signs are black, have individually mounted letters, with various logos. While we welcome Zimmer to this community, there is no justification to vary the Sign Ordinance, especially considering its visibility, being located at the intersection of SH 121 and MacArthur Boulevard. RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION: Staff is recommending DENIAL of this request. ITEM # 9 Page 3 of 3 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. Location Map 2. Zimmer Company Information 3. Floor Plan 4. Sign Elevation PD-199R6-HC- Zimmer679 E. Highway 121, Suite #130 Request: Detail Plan allow a sign with a logo which exceeds 20% of the area of the sign for Zimmer, Suite 130.All other signs will comply with the City of Coppell Sign Ordinance, as amended. 62’ ITEM # 10 Page 1 of 2 CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT Residential Urban Neighborhood (RBN) District P&Z HEARING DATE: February 16, 2012 C.C. HEARING DATE: March 27, 2012 STAFF REP.: Marcie Diamond, Assistant Director of Planning PURPOSE: To consider approval of a Text Amendment to add Article 18A, Residential Urban Neighborhood District (RBN), to the Zoning Ordinance (Section 12-18A of the Code of Ordinances). HISTORY: On March 22, 2011 the City Council followed the recommendations of the nine- member Steering Committee and the Planning and Zoning Commission and adopted Coppell 2030 - A Comprehensive Master Plan by adding Chapter 12A to the Code of Ordinances. This plan includes a variety of innovative concepts and strategies to provide for long term sustainability for our community. A key component of the Comprehensive Plan is the Future Land Use Plan. As stated “The Future Land Use Plan serves as a framework for future development and redevelopment decisions in Coppell… The land use designations are for planning purposes and do not represent a change to existing zoning or development regulations…implementation…must be accompanied by code revisions.” This is the first proposal to design a new zoning district which addresses one of the visions of the Comprehensive Plan. This proposed zoning district is to provide development standards for well planned, higher density residential uses, with the integration of non-residential uses in various areas in the City of Coppell. At the September 15, 2011 meeting, the Planning and Zoning Commission reviewed, discussed and made various suggestions for revisions and additions to this proposed Residential Urban District. A revised draft was discussed by P&Z on November 17th. On January 10, 2012 this RBN District was presented to the Council as a work session item. DISCUSSION: The Future Land Use Map of Coppell 2030-A Comprehensive Master Plan designated 18 areas as Urban Residential Neighborhood. These areas vary in size, location and proximity to existing residential neighborhoods, freeways and future transit lines. While the stated purpose of this district is to: “Provide areas for a wide variety of higher density residential uses (typically greater than 4 dwelling units per acre) that serve the needs ITEM # 10 Page 2 of 2 of residents seeking alternatives to low and medium density single family detached housing,” compatibility with and sensitivity to existing development is essential. Urban Residential Neighborhood as envisioned in the Comprehensive Plan, is being proposed as a new zoning district proposed to accommodate this higher density residential development. Staff has reviewed various mixed use residential district regulations from other areas of the country as well as visited various developments within the metroplex. This research provided invaluable information on what to do and what not to do. Most recently, this proposed district was reviewed by developer/engineers/planners with experience in higher density residential developments. Input from this group, Planning and Zoning Commission’s recommendations plus comments made at the Council work session were incorporated in this proposal. Substantial revisions since the November P&Z meeting include: Revised the lot size for single family detached lots from a maximum of 5,000 to an average of 5,000 square feet. The stated purpose of single family to “generally only be permitted to provide a transition between existing single family detached developments and proposed higher intensity RBN district uses” has been retained. Increased the maximum height of 5 story buildings adjacent to freeways and transit corridors from 60 to 70 feet, to allow for higher ceiling heights. Added a more detailed illustration of the Residential Proximity slope. Revised the Build-to-line along Freeways, from 30 feet to a minimum setback for residential structures of 60 feet from the right-of-way line of the freeway. Increased maximum lot coverage in single family detached from 40% to 45%, and townhouse from 70 to 75%. Increased maximum building length from 200 to 250 feet. Added regulations and a conceptual illustration of “bump-outs” for on-street parking. RECOMMENDATION: Staff is recommending APPROVAL of this text amendment which establishes Article 18A, Residential Urban Neighborhood District (RBN), to the Zoning Ordinance. ATTACHMENTS: 1. Proposed RBN (Residential Urban Neighborhood) District Ordinance 2. Pages 38 and 39 of Coppell 2030 - A Comprehensive Master Plan which describes the Urban Residential Neighborhood land use category . 3. Future Land Use Map of Coppell 2030 - A Comprehensive Master Plan. Page 1 of 16 ORDINANCE NO. __________________ AN ORDINANCE OF THE CITY OF COPPELL, TEXAS, AMENDING THE COMPREHENSIVE ZONING ORDINANCE BY AMENDING THE CODE OF ORDINANCES, BY ADDING SECTION 12-18A TO ESTABLISH ARTICLE 18.A – “RBN” RESIDENTIAL URBAN NEIGHBORHOOD DISTRICT, PROVIDING A REPEALING CLAUSE; PROVIDING A SEVERABILITY CLAUSE; PROVIDING A SAVINGS CLAUSE; PROVIDING A PENALTY OF FINE NOT TO EXCEED THE SUM OF TWO THOUSAND DOLLARS ($2,000.00) FOR EACH OFFENSE; AND PROVIDING AN EFFECTIVE DATE. WHEREAS, the City Planning and Zoning Commission and the governing body of the City of Coppell, Texas, in compliance with the laws of the State of Texas and pursuant to the Comprehensive Zoning Ordinance of the City of Coppell, haven given requisite notices by publication and otherwise, and after holding due hearings and affording a full and fair hearing to all property owners generally, and to all persons interested and situation in the affected area and in the vicinity thereof, the said governing body is of the opinion, and in the exercise of legislative discretion have concluded that the Comprehensive Zoning Ordinance should be amended. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF COPPELL, TEXAS SECTION 1. That the Comprehensive Zoning Ordinance of the City of Coppell, Texas, duly passed by the governing body of the City of Coppell, Texas, as heretofore amended, be, and the same is hereby amended by amending the Code of Ordinances, Section 12-18A. “RBN” Residential Urban Neighborhood shall read as follows: ARTICLE 18.A – “ RBN” RESIDENTIAL URBAN NEIGHBORHOOD Sec. 12-18A-0. - General purpose and description. The City of Coppell recognizes that land is a precious, non-renewable resource, and that conventional zoning tends to foster a pattern of development that excessively separates land uses and results in the requirement of extensive vehicular travel. The Page 2 of 16 Urban Residential Neighborhood (RBN) residential district zoning is intended primarily as a residential area with supporting and complementary commercial and public uses. The purpose of the Urban Residential Neighborhood (RBN) as envisioned in the Coppell 2030 – A Comprehensive Master Plan is to provide a development that will promote: 1. The physical and social integration of citizens diverse in age, lifestyle and economic status, among others; 2. An adequate supply of housing that is affordable at all income levels; 3. A greater diversity of types of housing than found in other Coppell neighborhoods; 4. An alternative means of developing land; 5. Public health, safety and welfare that fosters a strong sense of neighborhood identity based on a shared, coherent, functionally efficient physical environment; and 6. The distinctive, small-town character of Coppell. Sec. 12-18A-1. - Use Regulations. A building or premise shall be used only for the following purposes: 1. Any use permitted in the "2F-9", "TH-1", "TH-2", "MF-1", “MF-2” Districts. 2. Single family detached dwellings with an average lot size of typically no greater than 5,000 square feet, and shall generally only be permitted to provide a transition between existing single family detached developments and proposed higher intensity RBN district uses. 3. Any use permitted by special use permit, Section 12-30-6. 4. Home occupations. 5. Uses permitted in the “O” and “R” District are permitted as secondary uses, whereas the primary uses within a RBN district shall be residential. These office and retail uses are permitted with the following conditions: Page 3 of 16 a. Such uses shall not be located in “stand alone” buildings but shall be seamlessly integrated with residential units, or community/recreation facilities associated with the development. b. A lot containing “O” and “R” uses shall have frontage on a Boulevard, a Freeway or at the corner of two Avenues as defined in the Transportation Plan, of the Coppell 2030 Comprehensive Master Plan. i. The incorporation of ground floor retail may require off- street loading facilities. Sec. 12-18A-2. - Height Regulations. The height of the structures shall be: A. The maximum height shall be 35 feet or three stories, except, a. when adjacent to a Freeway or along a transit corridor, the maximum height shall be five-stories, not to exceed 70 feet. i. Additional setbacks are required for the portions of the building which exceed 35 feet as defined in Sec. 12-18A- 5 Architectural Guidelines and Standards. ii. Additional building code requirements are applicable when buildings exceed 55 feet in height. b. When adjacent to existing Single Family (SF) or Two Family-9 (2F-9) uses, the maximum height in the RBN District shall be the Page 4 of 16 same as the height of the homes adjacent to and within 100 feet of the RBN district or minimum of 24 feet which ever is greater. c. If the proposed building falls within the height envelope cr eated by a 1:3 residential proximity slope originating from an adjacent residentially zoned property line, the height can be increased one foot for every three linear feet over 24 feet. Sec. 12-18A-3. - Area Regulations. A. To encourage context sensitive design and to promote pedestrian friendly streetscapes in lieu of typical minimum setbacks, Build-to Lines are being established (Refer to Sec. 12-18A-4. - Building Orientation for additional information). The build-to lines shall be determined by the type of street frontage as defined in the Transportation Plan, of the Coppell 2030 Comprehensive Master Plan. 1. Front yard (Build-to Lines) – the required front yards shall be landscaped, and shall not contain any paving except for driveways perpendicular to the street and pedestrian areas, including walkways and plazas: Page 5 of 16 a. Freeway – n/a (see 12-18A-3.A.3) b. Boulevard – 15 feet c. Avenue – 15 feet d. Local Street – 10 feet 2. Build-to lines may be adjusted to provide for additional pedestrian amenities, but in no event shall parking or driveways parallel to the street be permitted between the curb line and the face of the building. 3. Minimum Front Yard Setback, adjacent to Freeways only. a. No residential structure shall be located closer than 60 feet from the freeway right-of-way line. b. The minimum setback can be achieved through a combination of common open space/landscaping and/or building setbacks. B. Development Regulations Regulation* SF Detached Duplex Townhouse Multifamily Front yard and side yards adjacent to streets (except for garages) Refer to Section 12-18A-3, Area Regulations Garage setbacks Minimum 20’ setback from street or alley R.O.W. unless swing entry then may observe build-to lines. Minimum Side yards, not adjacent to streets 5’ 10’ 10’ up to 3 du’s 15’- 4 or more du’s. Max 6 du’s per structure. Building separation: 10’ w/out openings 15’ w/openings Rear yards (not garage) 10’ 10’ 10’ 20’ Lot size (sq. ft.) Max average: 5,000 Min: 9,000 (4,500 per du) Min: 2,500 Lot width Max average: 50’ Min: 80’ (40’ per du) Min: 25’ Min: 50’ Lot Depth Minimum: 100’ Min: 100’ Min: 80’ Min: 100’ Maximum Lot Coverage 45% 40% 75% 50% Maximum Height Refer to Sec. 12-18A-2 *Area regulations in this section may be adjusted if the reduction in lot area is equally compensated for additional open space/plazas and/or pedestrian friendly common or public areas. Page 6 of 16 C. Open Space/Common Areas: a. To provide open/common areas for gathering places to promote social interaction in higher density developments, open spaces shall be provided within the developments with densities greater than five (5) dwelling units per gross acre. i. A minimum of 15% of the overall property shall be devoted to common open space areas. ii. A maximum of 50% of the common open area is allowed to be in the flood plain, which shall adhere to the regulations of the Flood Plain Ordinance. iii. All units shall have pedestrian access to open space/common area(s). b. The provision of this open space is in addition to compliance with the Park Dedication Ordinance. Sec. 12-18A-4 – Building Orientation The following standards are intended to orient buildings close to streets to promote human-scale development, slow traffic and encourage walking in neighborhoods. All developments in the RBN District shall be oriented to a street. The building orientation standard is met when all of the following criteria are met: a. All buildings shall have their primary entrance(s) oriented to the street. Multi-family buildings entrances may include entrances to individual units, lobby entrances, or breezeway/courtyard entrances (i.e., to a cluster of units). Alternatively, a building may have its entrance oriented to a side yard when a direct pedestrian walkway is Page 7 of 16 provided between the building entrance and the street. In this case, at least one entrance shall be provided not more than twenty (20) feet from the closest sidewalk or street; b. Off-street parking, drives (parallel to the street) or other vehicle areas shall not be placed between buildings and streets. Sec. 12-18A- 5 –Architectural Guidelines and Standards As defined in the Coppell 2030 Comprehensive Master Plan, developments in Urban Residential Neighborhoods should be of an “Architectural character (which) is compatible with the style, proportions, period, materials and colors of adjacent single family neighborhoods, but may vary to a greater degree in proximity to higher intensity development areas”. The architectural standards are intended to provide detailed, human-scale design, while affording flexibility to use a variety of building styles. All buildings that are subject to this section shall comply with all of the following standards. The graphics provided with each standard are intended to show examples of how to comply. Other building styles and designs can be used to comply, so long as they are consistent with the text of this section. An architectural feature (i.e., as shown in the graphics) may be used to comply with more than one standard. Page 8 of 16 1. Where elevations are adjacent to a street, a minimum of fifty (50) percent of front elevations, and a minimum of twenty-five (25) percent of side and rear building elevations, shall be doors, porches, balconies, and/or windows. This standard applies to each full and partial building story. 2. The continuous horizontal distance (i.e., as measured from end-wall to end- wall) of individual buildings shall not exceed two hundred and fifty (250) feet. 3. All buildings shall incorporate design features such as offsets, balconies, projections, windows, reveals, or similar elements to preclude large expanses of uninterrupted building surfaces. Along the vertical face of a structure, such features shall occur every twenty (20) to thirty (30) feet, Page 9 of 16 and on each floor shall contain at least two of the following features: a. Recess (e.g., deck, patio, courtyard, entrance or similar feature) that has a minimum depth of four feet; b. Extension (e.g., floor area, deck, patio, entrance, or similar feature) that projects a minimum of two feet and runs horizontally for a minimum length of four feet; and/or c. Offsets or breaks in roof elevation of two feet or greater in height. Page 10 of 16 4. Detailed Design. All buildings shall provide detailed design along all street facing elevations (i.e., front, rear and sides). Detailed design shall be provided by using at least three of the following architectural features on all elevations, as appropriate for the proposed building type and style (may vary features on each elevation): a. Dormers; b. Gables; c. Recessed entries; d. Covered porch entries; e. Cupolas or towers; f. Pillars or posts; g. Eaves (minimum one-foot projection); h. Off-sets in building face or roof (minimum two feet); i. Bay windows; j. Balconies; k. Decorative patterns on exterior finish (e.g., scales/shingles, wainscoting, ornamentation, and similar features); l. Decorative cornices and roof lines (e.g., for flat roofs); m. An alternative feature providing visual relief, similar to options in this section. Page 11 of 16 5. Ground level front yard porches a minimum depth of 7’ feet are encouraged for all single family, duplex and townhome developments. Porches may encroach four (4) feet into the required front yard. 6. Additional regulations for buildings exceeding 35 feet in height. a. The portions of buildings, which exceed 35 feet in height, shall be setback an additional minimum of ten (10) feet for each story exceeding three (i.e. the 4th story shall be setback 10 feet, and the 5th story 20 feet). b. Porches and balconies are permitted within these setback areas. Sec. 12-18A-6. - Type of exterior construction. At least 80 percent of the exterior of all structures shall be of masonry type (see Sec. 12-42-1) construction exclusive of doors and windows. Each story above the first floor of a straight wall structure shall be at least 80 percent masonry exclusive of doors, windows and the area above the top plate line. .Sec. 12-18A-7. - Parking regulations. 1. “SF”, “2F9” and “TH” Developments: a. A minimum of two garage-enclosed parking space and two additional off-street parking spaces (driveway may be counted toward provision of off-street parking) shall be provided for each lot. Page 12 of 16 b. Alley Served: Rear entry, alley-served developments are encouraged. Garages shall be set back a minimum of 20 feet from the alley right -of- way. c. Front Entry: To keep the front of the structure from being dominated by garage doors, for dwellings less than thirty-five feet wide, the dwelling is limited to a single wide garage if such garage door is front facing. d. The garage may be a tandem garage or, if a swing entry, rear or side access, it may be a double garage. e. In addition to the required off-street parking, another one-half space per unit is required for guest parking. These required spaces are to be located within 600 feet of the respective units 2. MF Development: a. Parking spaces shall not be located between the buildings and the public street right-of-way. b. Two parking spaces shall be provided for every one- and two-bedroom unit and 2.5 parking spaces per three-bedroom unit. c. Structured parking is encouraged, especially when incorporating office and/or retail uses. d. At a minimum, covered parking spaces shall be provided for at least 50 percent of the total required parking spaces (not including required guest parking). The covered parking structures shall be architecturally compatible with the main structures. e. In addition to the required off-street parking, another one-half space behind the curb line per unit is required for guest parking. These required spaces are to be located within 600 feet of the respective units and can be provided on-site or on-street. Page 13 of 16 3. On street-parking: a. On-street parking shall be designed to allow safe and efficient movement into and out of travel lanes. b. To minimize additional paving, on-street should generally be limited to parallel parking. Parallel parking spaces shall be a minimum twenty (20) feet in length and eight (8) feet in width from face of curb. c. Parking stalls shall be spatially separated from through-lanes to provide visibility for motorists driving, parking, or disembarking parked vehicles. d. Approval of Detail Plans will be subject to Engineering Department review and approval. e. Right-of-way widths will vary depending on type of street. f. There shall be a maximum of six (6) parallel spaces between Bump - Outs. Bump-Outs shall also be provided at all street intersections where on-street parking is permitted. Section 12-18A-8 .– Streetscape Design The intent of the streetscape design it to provide pleasant and attractive pedestrian environment while supporting safe vehicular movements. These areas shall be of sufficient width to accommodate sidewalks, street trees, street furniture and other amenities as appropriate. Page 14 of 16 1. The streetscape area shall be defined as the area between the back of curb and the build-to lines (face of the building). 2. The Property owner shall be responsible for the construction and maintenance of this area, whether privately-owned or public right-of-way. 3. The streetscape area will vary in width depending on the type of street and the build-to line associated with it (refer to Sec. 12-18A-3.1 - Area regulations). 4. Street trees shall be provided with the streetscape area: a. 40-foot on center if not individually platted lots, and one tree per lot if townhouse, duplex or single-family. b. Trees shall be overstory trees, minimum 3” caliper at the time of planting and shall be selected from the plant pallet in Article 34, Landscape Regulations c. If provided within the sidewalk , then trees shall be planted within 8-foot x 8-foot tree wells. The tree well shall be covered with a 6-foot x 6-foot tree grate with a two-foot opening for the tree trunk. d. The trees shall be limed up to at least seven feet and pruned to leave a minimum seven feet of clearance over pedestrian walkway and 14 feet of clearance over on-street parking spaces and travel lanes. 5. Sidewalks shall generally be located five (5) feet from back of curb to provide a buffer between vehicular and pedestrian movements. The width of the sidewalk will vary depending on the built-to line and adjacent street classification, but shall not be less than four (4) feet in width. Sec. 12-18A-9. - Mechanical equipment. Mechanical equipment shall be constructed, located and screened so as not to interfere with the peace, comfort and repose of the occupant(s) of any adjacent building or residence, and shall comply with Sec. 12-33-1 Location of Required Screening. Sec. 12-18A-10. - Refuse facilities. 1. Multifamily Uses: Page 15 of 16 a. Every dwelling unit shall be located within 250 feet of a refuse facility, measured along the designed pedestrian and vehicular travel ways. b. There shall be available at all times at least six cubic yards of refuse container per 30 multi-family dwelling units. c. Recycling container shall be provided. d. For complexes with less than 30 units no less than four cubic yard refuse container shall be provided. e. Each refuse facility and recycling container shall be visually screened by a six-foot high solid masonry enclosure on all sides except the side used for refuse pickup service, which shall have gates of solid screening material. These gates shall remain closed at all times when not in active use. f. Each refuse facility shall be located so as to provide safe and convenient pickup by refuse collection agencies. SECTION 2. That all provisions of the Comprehensive Zoning Ordinance of the City of Coppell, Texas, in conflict with the provisions of this ordinance be, and the same are hereby, repealed, and all other provisions not in conflict with the provisions of this ordinance shall remain in full force and effect. SECTION 3. That should any word, sentence, paragraph, subdivision, clause, phrase or section of this ordinance, or of the Code of Ordinances, as amended hereby, be adjudged or held to be void or unconstitutional, illegal, or invalid, the same shall not affect the validity of the remaining portions of said ordinance or the Code of Ordinances, as amended hereby, which shall remain in full force and effect. SECTION 4. That an offense committed before the effective date of this ordinance is governed by prior law and the provisions of the Comprehensive Zoning Ordinance, as amended, in effect when the offense was committed and the former law is continued in effect for this purpose. Page 16 of 16 SECTION 5. That any person, firm, or corporation violating any of the provisions or terms of this ordinance shall be subject to the same penalty as provided for in the Comprehensive Zoning Ordinance for the City of Coppell, as heretofore amended, and upon conviction shall be punished by a fine not to exceed the sum of Two Thousand Dollars ($2,000.00) for each offense; and each and every day such violation shall continue shall be deemed to constitute a separate offense. SECTION 6. That this ordinance shall take effect immediately from and after its passage and the publication of its caption, as the law and charter in such cases provide. DULY PASSED by the City Council of the City of Coppell, Texas, this the ___ day of _________, 2012. APPROVED: ________________________________ DOUGLAS N. STOVER, MAYOR ATTEST: ________________________________ CHRISTEL PETTINOS, CITY SECRETARY APPROVED AS TO FORM: _________________________________ ROBERT E. HAGER, CITY ATTORNEY FINAL DRAFT Water, Wastewater and Roadway Impact Fee Report   February 2012  Prepared for: City of Coppell Prepared by: FREESE AND NICHOLS, INC. 4055 International Plaza, Suite 200 Fort Worth, Texas 76109 (817) 735‐7300 Water, Wastewater and Roadway Impact Fee Report  City of Coppell  FINAL DRAFT Water & Wastewater Impact Fee Report February 2012 CITY OF COPPELL 255 Parkway P.O. Box 9478 Coppell, Texas 75109 FREESE AND NICHOLS, INC. 4055 International Plaza, Suite 200 Fort Worth, Texas 76109 FNI Project Number: CPL11254   DRAFT THIS DOCUMENT IS RELEASED FOR  THE PURPOSE OF INTERIM REVIEW  UNDER THE AUTHORITY OF JESSICA  BROWN, P.E., TEXAS NO. 90098 ON  FEBRUARY 7, 2012.  IT IS NOT TO BE  USED FOR CONSTRUCTION,  BIDDING OR PERMIT PURPOSES.  FREESE AND NICHOLS, INC.   TEXAS REGISTERED ENGINEERING  FIRM F‐ 2144  Water, Wastewater and Roadway Impact Fee Report  City of Coppell  i  TABLE OF CONTENTS  1.0 Background ............................................................................................................................. 1‐1  2.0 Land Use Assumptions ........................................................................................................ 2‐1  2.1 Service Area ................................................................................................................... 2‐1  2.2 Historical Population ..................................................................................................... 2‐3  2.3 Projected Population ..................................................................................................... 2‐3  2.4 Land Use ........................................................................................................................ 2‐4  3.0 Capital Improvements Plan ............................................................................................... 3‐1  3.1 Water and Wastewater Load Projections ..................................................................... 3‐1  3.2 Water and Wastewater System Improvements............................................................ 3‐3  4.0 Water and Wastewater Impact Fee Analysis ............................................................... 4‐1  4.1 Service Units .................................................................................................................. 4‐1  4.2 Maximum Impact Fee Calculations ............................................................................... 4‐3  5.0 Roadway Impact Fee Analysis .......................................................................................... 5‐1  5.1 Methodology ................................................................................................................. 5‐1  5.2 Roadway Impact Fee Service Area ................................................................................ 5‐2  Roadway Impact Fee Land Use Assumptions ........................................................................... 5‐3  5.3 Establishment of the Roadway Capital Improvement Plan .......................................... 5‐3  5.4 Roadway Level of Service .............................................................................................. 5‐4  5.5 Roadway Impact Fee Service Units ............................................................................... 5‐5  5.6 Roadway Existing Conditions Analysis .......................................................................... 5‐6  5.7 Existing Conditions Analysis .......................................................................................... 5‐7  5.7.1 Existing Traffic Volumes ......................................................................................... 5‐7  5.7.2 Vehicle‐Miles of Existing Capacity (Supply) ........................................................... 5‐8  5.7.3 Vehicle‐Miles of Existing Demand ......................................................................... 5‐8  5.7.4 Vehicle‐Miles of Existing Excess Capacity or Deficiencies ..................................... 5‐9  5.8 Calculating Impact Fees ................................................................................................. 5‐9  5.8.1 Trip Generation .................................................................................................... 5‐10  5.8.2 Trip Length ........................................................................................................... 5‐11  Water, Wastewater and Roadway Impact Fee Report  City of Coppell  ii  5.8.3 Projected Growth and Vehicle‐Miles of New Demand ........................................ 5‐12  5.8.4 Capital Improvements Plan (CIP) ......................................................................... 5‐12  5.8.5 Vehicle‐Miles of New Capacity Provided ............................................................. 5‐16  5.8.6 Vehicle‐Miles of Existing Demand on Impact Fee CIP Roadways ........................ 5‐16  5.8.7 Maximum Cost per Service Unit .......................................................................... 5‐16  5.8.8 Land Use / Vehicle‐Mile Equivalency Table ......................................................... 5‐17  5.9 Calculating Impact Fees ............................................................................................... 5‐19       Water, Wastewater and Roadway Impact Fee Report  City of Coppell  iii  LIST OF TABLES  Table 2‐1 Historical Population .............................................................................................. 2‐3  Table 2‐2 Water and Wastewater Population Projections .................................................... 2‐3  Table 2‐3 Non‐residential Acreage ........................................................................................ 2‐4  Table 3‐1 Water Design Criteria ............................................................................................. 3‐1  Table 3‐2 Wastewater Design Criteria ................................................................................... 3‐1  Table 3‐3 Projected Water Demands ..................................................................................... 3‐2  Table 3‐4 Projected Wastewater Flows ................................................................................. 3‐2  Table 3‐5 Water System Impact Fee Eligible Projects ........................................................... 3‐4  Table 3‐6 Wastewater System Impact Fee Eligible Projects .................................................. 3‐5  Table 4‐1 Service Unit Equivalencies ..................................................................................... 4‐2  Table 4‐2 Water and Wastewater Service Units .................................................................... 4‐2  Table 5‐1 Increase in Developed Acreages for Years 2011 to 2021 ...................................... 5‐3  Table 5‐2 Roadway Facility Vehicle‐Mile Capacities .............................................................. 5‐5  Table 5‐3 Existing Excess Capacity and Demand ................................................................... 5‐9  Table 5‐4 Existing Excess Capacity and Deficiencies .............................................................. 5‐9  Table 5‐5 Projected Vehicle‐Miles of New Demand ............................................................ 5‐12  Table 5‐6 Summary of Roadway Cost .................................................................................. 5‐14  Table 5‐7 Projected Vehicle‐Miles of New Capacity (Supply) .............................................. 5‐16  Table 5‐8 Vehicle‐Miles of Existing Demand on CIP Roadways ........................................... 5‐16  Table 5‐9 Cost Per Service Unit Calculation ......................................................................... 5‐17  Table 5‐10 Land‐Use Vehicle‐Mile Equivalency Table2 .......................................................... 5‐18    LIST OF FIGURES  Figure 2‐1 Service Area ........................................................................................................... 2‐2  Figure 2‐2 Existing Land Use ................................................................................................... 2‐5  Figure 2‐3 Existing Commercial Acres ..................................................................................... 2‐6  Figure 2‐4 Future Land Use ..................................................................................................... 2‐7  Figure 2‐5 Future Commercial Acres ....................................................................................... 2‐8  Figure 2‐6 Population and Non‐residential Acreage by Traffic Survey Zones ........................ 2‐9  Figure 3‐1 Water System Impact Fee Capital Improvements ................................................. 3‐6  Figure 3‐2 Wastewater System Impact Fee Capital Improvements ....................................... 3‐7  Figure 5‐1 Roadway Impact Fee CIP ...................................................................................... 5‐15    Water, Wastewater and Roadway Impact Fee Report  City of Coppell  iv  APPENDICES  Appendix A Water System Project Cost Estimates  Appendix B Impact Fee Comparisons  Appendix C Existing Roadway Inventory  Appendix D Existing Roadway Capacity, Demand, Excess Capacity and Deficiencies  Appendix E Projected Vehicle‐Miles of New Demand  Appendix F Engineer’s Opinion of Probable Construction Cost   Appendix G Roadway Improvements Plan Project CIP Service Units of Supply  Appendix H Land Use Vehicle‐Mile Equivalency Table Water, Wastewater and Roadway Impact Fee Report  City of Coppell  1‐1  1.0 BACKGROUND Chapter 395 of the Texas Local Government Code requires an impact fee analysis before impact  fees can be created and assessed.  Chapter 395 defines an impact fee as “a charge or  assessment imposed by a political subdivision against new development in order to generate  revenue for funding or recouping the costs of capital improvements or facility expansions  necessitated by and attributable to the new development.”  In September 2001, Senate Bill 243  amended Chapter 395 thus creating the current procedure for implementing impact fees.   Chapter 395 identifies the following items as impact fee eligible costs:   Construction contract price   Surveying and engineering fees   Land acquisition costs   Fees paid to the consultant preparing or updating the capital improvements plan  (CIP)   Projected interest charges and other finance costs for projects identified in the CIP  Chapter 395 also identifies items that impact fees cannot used to pay for, such as:   Construction, acquisition, or expansion of public facilities or assets other than those  identified on the capital improvements plan   Repair, operation, or maintenance of existing or new capital improvements    Upgrading, updating, expanding, or replacing existing capital improvements to  serve existing development in order to meet stricter safety, efficiency,  environmental, or regulatory standards   Upgrading, updating, expanding, or replacing existing capital improvements to  provide better service to existing development   Administrative and operating costs of the political subdivision  Water, Wastewater and Roadway Impact Fee Report  City of Coppell  1‐2   Principal payments and interest or other finance charges on bonds or other  indebtedness, except as allowed above  In April 2011, the City of Coppell, Texas, authorized Freese and Nichols, Inc. (FNI) to perform an  impact fee analysis on the City’s water and wastewater systems.  The purpose of this report is  to address the methodology used in the development and calculation of water, wastewater and  roadway impact fees for the City of Coppell.  Chapter 395 requires that land use assumptions  and CIP be updated at least every five years or a notice of determination to not update land use  assumptions, CIP or impact fees must be issued.  The impact fees are being updated due to the  revised 2030 Comprehensive Land Use Plan.  The methodology used herein satisfies the  requirements of the Texas Local Government Code Section 395 for the establishment of water,  wastewater and roadway impact fees.  The following table provides a list of abbreviations used in this report.  Abbreviation Full Nomenclature AWWA American Water Works CIP Capital Improvements Plan FNI Freese and Nichols, Inc. NCTCOG North Central Texas Council of Government TSZ Traffic Survey Zone Water, Wastewater and Roadway Impact Fee Report  City of Coppell  2‐1  2.0 LAND USE ASSUMPTIONS Population and land use are important elements in the analysis of water and wastewater  systems. Water demands and wastewater flows depend on the residential population and  commercial development served by the systems and determines the sizing and location of  system infrastructure.  A thorough analysis of historical and projected populations, along with  land use, provides the basis for projecting future water demands and wastewater flows.  2.1 Service Area The service area for Coppell’s water and wastewater systems is defined as the city limits.   Figure 2‐1 illustrates the service area.     E I 6 3 5 W I 6 3 5 E Belt Line RdFreeport PkwyS Royal LnW Bethel Rd E Sandy Lake Rd S Belt Line RdE Parkway Blvd W Sandy Lake Rd N Mac A r t h u r B l v d E Bethel School RdN Denton Tap RdAirline Dr S Denton Tap RdS Moore RdSH 121 Dividend DrS Coppell RdW SH 1 2 1 Lodge RdS M a c A rthur B l vdDeforest Rd Creekview Dr Samuel BlvdWrangler DrN SH 121 HwyN Moo re RdMockingbird LnW P a r kway Blvd N Coppell RdRiverchase D r Ruby Rd N Heartz RdNorthpoint Dr S Heartz RdFritz Dr Falc o n L n Southwestern Blvd Hill DrStarleaf StPark Valley Dr Pinyon LnPhi l l ips D r P lan tation Dr Gate w a y Blv dPatriot D r A lle n R d Ledbetter RdPelican Ln Mallard Dr S County Line RdWood hurst DrE B e thel R d W aterview DrShadowcrest Ln Brooks Ln Meadowglen CirKaye St Burns St Canyon Dr M e a dowcreek Rd G r a ham DrSpyglass DrOak TrCov e DrGifford DrVillage P kwyBarcl a y AvBlue Jay Ln Minyard Dr L a ke V i s t a Dr Winding Hollow LnCrestview D rLakes hore Dr Woodmoor Dr A lex D r Edgewood DrHalifax Dr Fore s t H ill D r L y n d sie DrQ u ail LnFalls Rd P ar kvi ew P l c Eagle Dr Greenridge D r Snowshill Tr Carter D rAspenway DrS SH 121 C o w b o y D rE SH 121 Fallkirk DrHawk LnS SH 121 HwyBeechwood Ln Crest side DrMa d i s o n S t SH 121 R a m p Lee Dr Sanders LpRed c edar Way DrWi l l o w S p rings Dr Cribbs Dr Swan DrCottonwood DrCoral Dr Creek Crossi ng Chateaus DrTown Center BlvdSimmons DrRave n L n Enterprise DrC opperst o n e T rTrade Center DrBranchwood TrAsh l ey Dr Dickens DrLake P a r k DrCo untry LnWoodlake Dr Bradford Dr Harris StCotton Rd Berkshire LnInglenook CtShor e w o o d D r Poin t West B lvd Brock St S Holly StWynnpage Dr Highland Dr T r i n i t y C t I63 5 - On Ramp 34 Houston St Layton Dr Mi l l T r Halifa x Ln Lairds DrCharleston Dr R o c k crest DrParr St Gateview Blvd Hidden Valley DrNorth Lake DrPark RdStonecrest Dr Colonial Dr E Peninsula Dr Juniper Dr Clayton Cir Mobley WayPintail CtBlue Jay DrDobecka DrDove Cir Kimbel Kourt St James P l Hackberry Rd Forestwood Ln Austin Ct W SH 1 2 1 SH 121 N SH 121 HwySH 121 Cotton Rd³ Service Area FIGURE 2-1CITY OF COPPELLSERVICE AREA Created By Freese and Nichols, Inc.Job No.: CPL11254Location: H:\W_WW_PLANNING\DELIVERABLES\04_Final_Water_Wastewater_Impact_Fee_Report\(Figure_2-1)-Service_Area.mxdUpdated: Thursday, December 08, 2011 2:55:57 PM0 2,500 SCALE IN FEET Water, Wastewater and Roadway Impact Fee Report  City of Coppell  2‐3  2.2 Historical Population The City of Coppell provided yearly population data from 2000 through 2010. The data  indicated an average growth rate of about 1% annual growth over the last 11 years.  Table 2‐1  presents the historical populations for the City of Coppell.  Table 2‐1 Historical Population  Year Population Population Growth Growth Rate 2000 36,051 ‐ ‐  2001 36,867 816 2.3% 2002 37,683 816 2.2% 2003 38,499 816 2.2% 2004 38,650 151 0.4% 2005 38,900 250 0.6% 2006 39,200 300 0.8% 2007 39,350 150 0.4% 2008 39,565 215 0.5% 2009 39,655 90 0.2% 2010 39,750 95 0.2% Average ‐ 370 1.0%    2.3 Projected Population Population projections were developed based on data provided by City staff.  FNI developed  initial population projections using geocoded billing data and existing and projected land use.   The City provided comments on the location of planned development and additional detail  about the existing land use.  Table 2‐2 presents the population projections for the City of  Coppell water and wastewater service area.  Figure 2‐2 shows the population projections by  traffic survey zone (TSZ).            Table 2‐2 Water and Wastewater Population Projections  Year Population Average Annual Population Growth Average Annual Growth Rate 2011 39,913 ‐ ‐  2021 41,632 172 0.4%  Water, Wastewater and Roadway Impact Fee Report  City of Coppell  2‐4  The projected growth in population is slightly less than the historical average due to the recent  slowdown of development and the natural slowdown in growth as the City approaches  buildout.    2.4 Land Use The City provided an existing land use shapefile, which included the current zoning.  A map of  the future land use was also provided by the City. In order to capture growth related to  commercial, retail, office, institutional, and industrial development, a commercial acreage for  each planning period was developed.  The existing land use data was used to calculate the 2011  commercial acreage and the future land use data was used to calculate the 2021 commercial  acreage.  The existing commercial acreage includes: developed nonresidential and  public/institutional.  The future commercial acreage includes: mixed use community center, old  Coppell historic district, mixed use neighborhood center, freeway special district, commercial,  institutional, and industrial special district.  Figure 2‐2 displays the existing land use, and Figure  2‐3 displays the existing commercial acres.  Figure 2‐4 displays the future land use, and Figure  2‐5 displays the future commercial acres.  Table 2‐3 and Figure 2‐6 present the non‐residential  acreage by planning year for the water and wastewater service area.     Table 2‐3 Non‐residential Acreage  Year Acres Growth in Acres 2011 2,269 ‐  2021 3,243 974       E I6 3 5 W I6 3 5 E Belt Line RdFreeport PkwyS Royal LnW Bethel RdE Sandy Lake RdE Parkway BlvdW Sandy Lake RdS Belt Line RdN MacArthur BlvdE Bethel School RdAirline DrN Denton Tap RdS Denton Tap RdS Moore RdDividend DrS Coppell RdW SH 121 Lodge RdS M acArthur Blv d Deforest RdCreekview DrSamuel BlvdWrangler DrN SH 121 HwyN M o o r e R d Mockingbird LnW Parkway BlvdN Coppell RdRiverchase DrRuby RdN Heartz RdNorthpoint DrS Heartz RdFritz DrFalcon LnSouthwestern BlvdHill DrStarleaf StPark Valley DrPinyon LnP hillips D r Plantation DrGateway BlvdSH 121 Patriot DrAl le n Rd Ledbet ter Rd Pelican LnMallard DrS County Line RdWoodhurst DrE Bethel RdWaterview DrShadowcrest LnBrooks LnMeadowglen CirKaye StBurns StCanyon DrMeadowcreek RdG r a ham Dr Oak TrCove DrGifford DrGreenway DrBriarglen DrVillage PkwyBarclay AvBlue Jay LnMapleleaf LnCozby AvVillawood LnMinyard DrLake Vista DrWinding Hollow LnM e a d o w R u n Crestview DrMartel LnLakeshore DrBricknell LnWoodmoor DrAlex DrEdgewood DrHalifax DrPecan Hollow DrTupelo DrForest Hill DrLyndsie DrQuail LnFalls RdParkview PlcEagle DrCooper LnGreenridge DrSnowshill TrWhispering Hills DrC a rter DrAspenway DrS SH 121 Cowboy DrE SH 121 Fallkirk DrHawk LnKilbridge Ln S SH 121 HwyTimber Ridge LnOakbend DrBeechwood LnHood DrCrestside DrSugarberry DrHeather Glen DrSandy Knoll DrCondor DrDogwood TrM a d i s on S tSH 121 RampLee DrMeadowview LnSanders LpRedcedar Way DrChristi LnWillow Springs DrCribbs DrW il le t D rGrace LnParker DrOriole LnSwan DrCottonwood DrStratford LnAce Ln Coral DrDillard LnHollywood DrCreekside LnKyle DrWaverly L n Creek Crossing Chateaus DrLevee PlP a r k w o o d L n Crane DrPla za Blvd W e llin g to n R dBarrington DrExecutive DrT ow n C enter Blvd Magnolia DrSimmons DrOakcrest LnTravis StCherrybark DrRaven LnEnterprise DrCoppers to n e T r Gibbs Crossing Walnut Grove LnRolling Hills RdRobin LnLeslie LnWales CtBasilwood DrLexington AvTrade Center DrBranchwood TrAshley DrVanbebber DrMarlee CirDickens DrL e a v a l l e y L n Fairway Dr Har w e ll S tLake Park D r Laguna LnMeadowood LnForest Ridge DrWrangler CirBeacon Hill Dr Beal LnLondon Way Coun try Ln A r b o r B ro ok LnAshford DrCambria DrE Natches Trace Woodlake DrBradford DrCastle Creek Dr Harris StDeann DrDuncan DrCotton RdShadydale LnAvalon LnB e rks h i re L n Hammond StGraywood LnInglenook CtSpringoak LnJohnson DrHarris RdGlade Point DrW Bethel School RdShorewood DrSparrow LnP o int W e s t Blvd Brock StSwallow DrHavencrest LnS Holly StWynnpage DrTanbark CirHighland DrT r i n i t y C tI6 3 5 - O n R amp 34 Houston StKingsmill CtLayton DrCardinal LnB e l la V is t a D r Anderson AvFinch LnSteamboat DrM ill Tr Mullrany DrTealwood DrHalifax LnTrailwood LnRedwing DrPebble Creek DrGreentree DrLairds DrLo n g m e a d o w D r River RdNe w p o rt DrAllencrest LnBullock DrPark Meadow WayDalmalley LnNash DrCharleston DrRockcrest DrW Natches T r a c e N SH 121 Loch LnWoodcrest LnHunters Ridge RdGlendale DrBeverly DrPlumlee PlcGateview BlvdLansdowne C r Clear Creek LnOak Grove LnTennyson PlcCambridge Manor LnHid d e n Valley DrEdinburgh LnBlack Oak Cir North Lake DrGlenwood DrBrentwood DrWestminster WayFitness CtRaintree CirChesh i r e D r W Town Center DrN SH 121 RdMeadowlark LnPepperwood StWestlake DrSaddle Tree TrPark RdKingsridge DrLockhaven LnWillingham DrAlendale DrHowell DrNixon StChestnut LnSpanish Moss DrWestwind D r Lakeview DrOlympia LnBeau DrO l d Yor k R d Gibson CtLaguna DrKirkland DrParish PlcP enuel DrArcher DrSand Point CtChalfont PlcColonial DrSora LnN Holly StManchester LnTurnberry LnDeforest CtW B raewood DrI635 - Exit 34 E Peninsula DrF airview Ct Dakota LnBritta n y D r Sleepy Ho llow Ln Woodway Grapevine Creek DrJuniper DrG l en Lakes DrFieldcrest LpWrenwood DrPre st w ic k Ct Mobley WayNatch e s Tra ce Greenwich LnPenfolds LnBrown TrDow n i n g D r Autumnwood LnGeorgian DrH ig h la n d W a y Hidden Hollow CtBlue Jay DrDobecka DrDove CirKim be l Ko urt W Grapevine Mills PkwyS t J a m e s Pl K a i l e y Way Leisure LnRedwood DrState Champion PkwyCross Timbers Tr0 Hood DrRidgewood DrHackberry RdMatheson C t Indian Ro ck Dr W arren Crossing Brighton LnCherrywood TrEdmondson DrIndependence DrSummer Place DrWillow LnCompton CtEn clav es Crt Homewood DrMartel CrtTara CtHearthstone LnWild Plum DrAlder CtRoundrock CirRockcrest CtDrexel DrC ro o k e d T re e C t Hazelwood CoveHartford CirMitchell StT o w e r C t Willow Springs CtNorthwestern DrApple cross C t Joshua LnCypress CtS ea H aw k C tCrestview CtMariners CtNorthshore CtDaVinci CtMaywood CirGlencrest CirMason CtGreenwood CtShiloh CtDuncan DrSH 121 Freeport PkwyW SH 121 SH 121 E Sandy Lake RdS Coppell RdN SH 121 HwySH 121 SH 121 Cotton RdSH 121 RampSH 121 ³0 1,200 2,400SCALE IN FEETEXISTING LAND USEDeveloped NonresidentialUndeveloped NonresidentialDeveloped ResidentialUndeveloped ResidentialEasementPublic/InstitutionalParks Open SpaceRailroadFIGURE 2-2CITY OF COPPELLEXISTING LAND USECreated By Freese and Nichols, Inc.Job No.: CPL11254Location: H:\W_WW_PLANNING\DELIVERABLES\04_Final_Water_Wastewater_Impact_Fee_Report\(Figure_2-2)-Existing_LandUse_Map.mxdUpdated: Friday, January 20, 2012 2:56:34 PM E I6 35 W I6 35 E Belt Line RdFreeport PkwyS Royal LnW Bethel RdE Sandy Lake RdE Parkway BlvdW Sandy Lake RdS Belt Line RdN MacArthur BlvdE Bethel School RdAirline DrN Denton Tap RdS Denton Tap RdS Moore RdDividend DrS Coppell RdW SH 121 Lodge RdS M acArthur B lv d Deforest RdCreekview DrSamuel BlvdWrangler DrN SH 121 HwyN M o o r e R d Mockingbird LnW Parkway BlvdN Coppell RdRiverchase DrRuby RdN Heartz RdNorthpoint DrS Heartz RdFritz DrFalcon LnSouthwestern BlvdHill DrStarleaf StPark Valley DrPinyon LnP h i l l i p s D r Plantation DrGateway BlvdSH 121 Patriot DrAl le n Rd Ledb et te r Rd Pelican LnMallard DrS County Line RdWoodhurst DrE Bethel RdWaterview DrShadowcrest LnBrooks LnMeadowglen CirKaye StBurns StCanyon DrMeadowcreek RdG r a ham Dr Oak TrCove DrGifford DrGreenway DrBriarglen DrVillage PkwyBarclay AvBlue Jay LnMapleleaf LnCozby AvVillawood LnMinyard DrLake Vista DrWinding Hollow LnM e a d o w R u n Crestview DrMartel LnLakeshore DrBricknell LnWoodmoor DrAlex DrEdgewood DrHalifax DrPecan Hollow DrTupelo DrForest Hill DrLyndsie DrQuail LnFalls RdParkview PlcEagle DrCooper LnGreenridge DrSnowshill TrWhispering Hills DrC a rter DrAspenway DrS SH 121 Cowboy DrE SH 121 Fallkirk DrHawk LnKilbridge Ln S SH 121 HwyTimber Ridge LnOakbend DrBeechwood LnHood DrCrestside DrSugarberry DrHeather Glen DrSandy Knoll DrCondor DrDogwood TrMad i s on S tSH 121 RampLee DrMeadowview LnSanders LpRedcedar Way DrChristi LnWillow Springs DrCribbs DrW il le t D rGrace LnParker DrOriole LnSwan DrCottonwood DrStratford LnAce Ln Coral DrDillard LnHollywood DrCreekside LnKyle DrWaverly L n Creek Crossing Chateaus DrLevee PlP a r k w o o d L n Crane DrPlaza Blvd W e llin g to n R d Barrington DrExecutive DrTo w n Center Blvd Magnolia DrSimmons DrOakcrest LnTravis StCherrybark DrRaven LnEnterprise DrCoppers to n e T r Gibbs Crossing Walnut Grove LnRolling Hills RdRobin LnLeslie LnWales CtBasilwood DrLexington AvTrade Center DrBranchwood TrAshley DrVanbebber DrMarlee CirDickens DrL e a v a l l e y L n Fairway Dr Har w e ll S tLake Park D r Laguna LnMeadowood LnForest Ridge DrWrangler CirBea con H il l D r Beal LnLondon Way Country Ln A r b o r B ro ok LnAshford DrCambria DrE Natches Trace Woodlake DrBradford DrCastle Creek Dr Harris StDeann DrDuncan DrCotton RdShadydale LnAvalon LnB e r k s h i r e L n Hammond StGraywood LnInglenook CtSpringoak LnJohnson DrHarris RdGlade Point DrW Bethel School RdShorewood DrSparrow LnP o int W e s t Blvd Brock StSwallow DrHavencrest LnS Holly StWynnpage DrTanbark CirHighland DrT r i n i t y C tI6 3 5 - O n R amp 34 Houston StKingsmill CtLayton DrCardinal LnB e l l a V is t a D r Anderson AvFinch LnSteamboat DrM ill Tr Mullrany DrTealwood DrHalifax LnTrailwood LnRedwing DrPebble Creek DrGreentree DrLairds DrLo n g m e a d o w D r River RdNe w p o rt DrAllencrest LnBullock DrPark Meadow WayDalmalley LnNash DrCharleston DrRockcrest DrW Natches T r a c e N SH 121 Loch LnWoodcrest LnHunters Ridge RdGlendale DrBeverly DrPlumlee PlcGateview BlvdLansdowne C r Clear Creek LnOak Grove LnTennyson PlcCambridge Manor LnHid d e n Valley DrEdinburgh LnBlack Oak Cir North Lake DrGlenwood DrBrentwood DrWestminster WayFitness CtRaintree CirChesh ir e D r W Town Center DrN SH 121 RdMeadowlark LnPepperwood StWestlake DrSaddle Tree TrPark RdKingsridge DrLockhaven LnWillingham DrAlendale DrHowell DrNixon StChestnut LnSpanish Moss DrWestwind D r Lakeview DrOlympia LnBeau DrO ld Yo r k Rd Gibson CtLaguna DrKirkland DrParish PlcP enuel DrArcher DrSand Point CtChalfont PlcColonial DrSora LnN Holly StManchester LnTurnberry LnDeforest CtW B raewood DrI635 - Exit 34 E Peninsula DrFairview Ct Dakota LnBritta n y D r Sleepy Hollow Ln Woodway Grapevine Creek DrJuniper DrG l en Lakes DrFieldcrest LpPr es tw ick Ct Mobley WayN a t c h es Tr ac e Greenwich LnPenfolds LnBrown TrDow n i n g D r Autumnwood LnGeorgian DrH ig h la n d W a y Hidden Hollow CtBlue Jay DrDobecka DrDove CirKim bel Kourt W Grapevine Mills PkwyS t J a m e s P l K a i l e y Way Leisure LnRedwood DrState Champion PkwyCross Timbers Tr0 Hood DrRidgewood DrHackberry RdM atheson Ct Indian Ro ck DrWarren Crossing Brighton LnCherrywood TrEdmondson DrIndependence DrSummer Place DrWillow LnCompton CtE n cla v es Cr t Homewood DrMartel CrtTara CtHearthstone LnWild Plum DrAlder CtRoundrock CirRockcrest CtDrexel DrC ro o k e d T re e C t Hazelwood CoveHartford CirMitchell StT ow e r C t Willow Springs CtNorthwestern DrApplec r o s s C t Joshua LnCypress CtS ea H aw k C tCrestview CtMariners CtNorthshore CtDaVinci CtMaywood CirGlencrest CirGreenwood CtShiloh CtDuncan DrSH 121 Freeport PkwyW SH 121 SH 121 E Sandy Lake RdS Coppell RdN SH 121 HwySH 121 SH 121 Cotton RdSH 121 RampSH 121 ³0 1,200 2,400SCALE IN FEETCommercialOtherCityLimitParcelFIGURE 2-3CITY OF COPPELLEXISTING COMMERCIAL ACRESCreated By Freese and Nichols, Inc.Job No.: CPL11254Location: H:\W_WW_PLANNING\DELIVERABLES\04_Final_Water_Wastewater_Impact_Fee_Report\(Figure_2-3)-Existing_Commercial_Acres.mxdUpdated: Tuesday, January 31, 2012 4:09:22 PMThe existing commercial acreage includes: developed nonresidential and public/institutional. E I6 3 5 W I6 3 5 E Belt Line RdFreeport PkwyS Royal LnW Bethel RdE Sandy Lake RdE Parkway BlvdW Sandy Lake RdS Belt Line RdN MacArthur BlvdE Bethel School RdAirline DrN Denton Tap RdS Denton Tap RdS Moore RdDividend DrS Coppell RdW SH 121 Lodge RdS M acArthur Blv d Deforest RdCreekview DrSamuel BlvdWrangler DrN SH 121 HwyN M o o r e R d Mockingbird LnW Parkway BlvdN Coppell RdRiverchase DrRuby RdN Heartz RdNorthpoint DrS Heartz RdFritz DrFalcon LnSouthwestern BlvdHill DrStarleaf StPark Valley DrPinyon LnP hillips D r Plantation DrGateway BlvdSH 121 Patriot DrAl le n Rd Ledbet ter Rd Pelican LnMallard DrS County Line RdWoodhurst DrE Bethel RdWaterview DrShadowcrest LnBrooks LnMeadowglen CirKaye StBurns StCanyon DrMeadowcreek RdG r a ham Dr Oak TrCove DrGifford DrGreenway DrBriarglen DrVillage PkwyBarclay AvBlue Jay LnMapleleaf LnCozby AvVillawood LnMinyard DrLake Vista DrWinding Hollow LnM e a d o w R u n Crestview DrMartel LnLakeshore DrBricknell LnWoodmoor DrAlex DrEdgewood DrHalifax DrPecan Hollow DrTupelo DrForest Hill DrLyndsie DrQuail LnFalls RdParkview PlcEagle DrCooper LnGreenridge DrSnowshill TrWhispering Hills DrC a rter DrAspenway DrS SH 121 Cowboy DrE SH 121 Fallkirk DrHawk LnKilbridge Ln S SH 121 HwyTimber Ridge LnOakbend DrBeechwood LnHood DrCrestside DrSugarberry DrHeather Glen DrSandy Knoll DrCondor DrDogwood TrM a d i s on S tSH 121 RampLee DrMeadowview LnSanders LpRedcedar Way DrChristi LnWillow Springs DrCribbs DrW il le t D rGrace LnParker DrOriole LnSwan DrCottonwood DrStratford LnAce Ln Coral DrDillard LnHollywood DrCreekside LnKyle DrWaverly L n Creek Crossing Chateaus DrLevee PlP a r k w o o d L n Crane DrPla za Blvd W e llin g to n R dBarrington DrExecutive DrT ow n C enter Blvd Magnolia DrSimmons DrOakcrest LnTravis StCherrybark DrRaven LnEnterprise DrCoppers to n e T r Gibbs Crossing Walnut Grove LnRolling Hills RdRobin LnLeslie LnWales CtBasilwood DrLexington AvTrade Center DrBranchwood TrAshley DrVanbebber DrMarlee CirDickens DrL e a v a l l e y L n Fairway Dr Har w e ll S tLake Park D r Laguna LnMeadowood LnForest Ridge DrWrangler CirBeacon Hill Dr Beal LnLondon Way Coun try Ln A r b o r B ro ok LnAshford DrCambria DrE Natches Trace Woodlake DrBradford DrCastle Creek Dr Harris StDeann DrDuncan DrCotton RdShadydale LnAvalon LnB e rks h i re L n Hammond StGraywood LnInglenook CtSpringoak LnJohnson DrHarris RdGlade Point DrW Bethel School RdShorewood DrSparrow LnP o int W e s t Blvd Brock StSwallow DrHavencrest LnS Holly StWynnpage DrTanbark CirHighland DrT r i n i t y C tI6 3 5 - O n R amp 34 Houston StKingsmill CtLayton DrCardinal LnB e l la V is t a D r Anderson AvFinch LnSteamboat DrM ill Tr Mullrany DrTealwood DrHalifax LnTrailwood LnRedwing DrPebble Creek DrGreentree DrLairds DrLo n g m e a d o w D r River RdNe w p o rt DrAllencrest LnBullock DrPark Meadow WayDalmalley LnNash DrCharleston DrRockcrest DrW Natches T r a c e N SH 121 Loch LnWoodcrest LnHunters Ridge RdGlendale DrBeverly DrPlumlee PlcGateview BlvdLansdowne C r Clear Creek LnOak Grove LnTennyson PlcCambridge Manor LnHid d e n Valley DrEdinburgh LnBlack Oak Cir North Lake DrGlenwood DrBrentwood DrWestminster WayFitness CtRaintree CirChesh i r e D r W Town Center DrN SH 121 RdMeadowlark LnPepperwood StWestlake DrSaddle Tree TrPark RdKingsridge DrLockhaven LnWillingham DrAlendale DrHowell DrNixon StChestnut LnSpanish Moss DrWestwind D r Lakeview DrOlympia LnBeau DrO l d Yor k R d Gibson CtLaguna DrKirkland DrParish PlcP enuel DrArcher DrSand Point CtChalfont PlcColonial DrSora LnN Holly StManchester LnTurnberry LnDeforest CtW B raewood DrI635 - Exit 34 E Peninsula DrF airview Ct Dakota LnBritta n y D r Sleepy Ho llow Ln Woodway Grapevine Creek DrJuniper DrG l en Lakes DrFieldcrest LpWrenwood DrPre st w ic k Ct Mobley WayNatch e s Tra ce Greenwich LnPenfolds LnBrown TrDow n i n g D r Autumnwood LnGeorgian DrH ig h la n d W a y Hidden Hollow CtBlue Jay DrDobecka DrDove CirKim be l Ko urt W Grapevine Mills PkwyS t J a m e s Pl K a i l e y Way Leisure LnRedwood DrState Champion PkwyCross Timbers Tr0 Hood DrRidgewood DrHackberry RdMatheson C t Indian Ro ck Dr W arren Crossing Brighton LnCherrywood TrEdmondson DrIndependence DrSummer Place DrWillow LnCompton CtEn clav es Crt Homewood DrMartel CrtTara CtHearthstone LnWild Plum DrAlder CtRoundrock CirRockcrest CtDrexel DrC ro o k e d T re e C t Hazelwood CoveHartford CirMitchell StT o w e r C t Willow Springs CtNorthwestern DrApple cross C t Joshua LnCypress CtS ea H aw k C tCrestview CtMariners CtNorthshore CtDaVinci CtMaywood CirGlencrest CirMason CtGreenwood CtShiloh CtDuncan DrSH 121 Freeport PkwyW SH 121 SH 121 E Sandy Lake RdS Coppell RdN SH 121 HwySH 121 SH 121 Cotton RdSH 121 RampSH 121 ³01,2002,400SCALE IN FEETFUTURE LAND USEPark and Open SpaceResidential NeighborhoodUrban Residential NeighborhoodMixed Use Neighborhood CenterOld Coppell Historic DistrictMixed Use Community CenterFreeway Special DistrictCommercialInstititionalIndustrial Special DistrictEasementRailroadFIGURE 2-4CITY OF COPPELLFUTURE LAND USECreated By Freese and Nichols, Inc.Job No.: CPL11254Location: H:\W_WW_PLANNING\DELIVERABLES\04_Final_Water_Wastewater_Impact_Fee_Report\(Figure_2-4)-Future_LandUse_Map.mxdUpdated: Tuesday, January 31, 2012 3:10:01 PM E I6 35 W I6 35 E Belt Line RdFreeport PkwyS Royal LnW Bethel RdE Sandy Lake RdE Parkway BlvdW Sandy Lake RdS Belt Line RdN MacArthur BlvdE Bethel School RdAirline DrN Denton Tap RdS Denton Tap RdS Moore RdDividend DrS Coppell RdW SH 121 Lodge RdS M acArthur B lv d Deforest RdCreekview DrSamuel BlvdWrangler DrN SH 121 HwyN M o o r e R d Mockingbird LnW Parkway BlvdN Coppell RdRiverchase DrRuby RdN Heartz RdNorthpoint DrS Heartz RdFritz DrFalcon LnSouthwestern BlvdHill DrStarleaf StPark Valley DrPinyon LnP h i l l i p s D r Plantation DrGateway BlvdSH 121 Patriot DrAl le n Rd Ledb et te r Rd Pelican LnMallard DrS County Line RdWoodhurst DrE Bethel RdWaterview DrShadowcrest LnBrooks LnMeadowglen CirKaye StBurns StCanyon DrMeadowcreek RdG r a ham Dr Oak TrCove DrGifford DrGreenway DrBriarglen DrVillage PkwyBarclay AvBlue Jay LnMapleleaf LnCozby AvVillawood LnMinyard DrLake Vista DrWinding Hollow LnM e a d o w R u n Crestview DrMartel LnLakeshore DrBricknell LnWoodmoor DrAlex DrEdgewood DrHalifax DrPecan Hollow DrTupelo DrForest Hill DrLyndsie DrQuail LnFalls RdParkview PlcEagle DrCooper LnGreenridge DrSnowshill TrWhispering Hills DrC a rter DrAspenway DrS SH 121 Cowboy DrE SH 121 Fallkirk DrHawk LnKilbridge Ln S SH 121 HwyTimber Ridge LnOakbend DrBeechwood LnHood DrCrestside DrSugarberry DrHeather Glen DrSandy Knoll DrCondor DrDogwood TrMad i s on S tSH 121 RampLee DrMeadowview LnSanders LpRedcedar Way DrChristi LnWillow Springs DrCribbs DrW il le t D rGrace LnParker DrOriole LnSwan DrCottonwood DrStratford LnAce Ln Coral DrDillard LnHollywood DrCreekside LnKyle DrWaverly L n Creek Crossing Chateaus DrLevee PlP a r k w o o d L n Crane DrPlaza Blvd W e llin g to n R d Barrington DrExecutive DrTo w n Center Blvd Magnolia DrSimmons DrOakcrest LnTravis StCherrybark DrRaven LnEnterprise DrCoppers to n e T r Gibbs Crossing Walnut Grove LnRolling Hills RdRobin LnLeslie LnWales CtBasilwood DrLexington AvTrade Center DrBranchwood TrAshley DrVanbebber DrMarlee CirDickens DrL e a v a l l e y L n Fairway Dr Har w e ll S tLake Park D r Laguna LnMeadowood LnForest Ridge DrWrangler CirBea con H il l D r Beal LnLondon Way Country Ln A r b o r B ro ok LnAshford DrCambria DrE Natches Trace Woodlake DrBradford DrCastle Creek Dr Harris StDeann DrDuncan DrCotton RdShadydale LnAvalon LnB e r k s h i r e L n Hammond StGraywood LnInglenook CtSpringoak LnJohnson DrHarris RdGlade Point DrW Bethel School RdShorewood DrSparrow LnP o int W e s t Blvd Brock StSwallow DrHavencrest LnS Holly StWynnpage DrTanbark CirHighland DrT r i n i t y C tI6 3 5 - O n R amp 34 Houston StKingsmill CtLayton DrCardinal LnB e l l a V is t a D r Anderson AvFinch LnSteamboat DrM ill Tr Mullrany DrTealwood DrHalifax LnTrailwood LnRedwing DrPebble Creek DrGreentree DrLairds DrLo n g m e a d o w D r River RdNe w p o rt DrAllencrest LnBullock DrPark Meadow WayDalmalley LnNash DrCharleston DrRockcrest DrW Natches T r a c e N SH 121 Loch LnWoodcrest LnHunters Ridge RdGlendale DrBeverly DrPlumlee PlcGateview BlvdLansdowne C r Clear Creek LnOak Grove LnTennyson PlcCambridge Manor LnHid d e n Valley DrEdinburgh LnBlack Oak Cir North Lake DrGlenwood DrBrentwood DrWestminster WayFitness CtRaintree CirChesh ir e D r W Town Center DrN SH 121 RdMeadowlark LnPepperwood StWestlake DrSaddle Tree TrPark RdKingsridge DrLockhaven LnWillingham DrAlendale DrHowell DrNixon StChestnut LnSpanish Moss DrWestwind D r Lakeview DrOlympia LnBeau DrO ld Yo r k Rd Gibson CtLaguna DrKirkland DrParish PlcP enuel DrArcher DrSand Point CtChalfont PlcColonial DrSora LnN Holly StManchester LnTurnberry LnDeforest CtW B raewood DrI635 - Exit 34 E Peninsula DrFairview Ct Dakota LnBritta n y D r Sleepy Hollow Ln Woodway Grapevine Creek DrJuniper DrG l en Lakes DrFieldcrest LpPr es tw ick Ct Mobley WayN a t c h es Tr ac e Greenwich LnPenfolds LnBrown TrDow n i n g D r Autumnwood LnGeorgian DrH ig h la n d W a y Hidden Hollow CtBlue Jay DrDobecka DrDove CirKim bel Kourt W Grapevine Mills PkwyS t J a m e s P l K a i l e y Way Leisure LnRedwood DrState Champion PkwyCross Timbers Tr0 Hood DrRidgewood DrHackberry RdM atheson Ct Indian Ro ck DrWarren Crossing Brighton LnCherrywood TrEdmondson DrIndependence DrSummer Place DrWillow LnCompton CtE n cla v es Cr t Homewood DrMartel CrtTara CtHearthstone LnWild Plum DrAlder CtRoundrock CirRockcrest CtDrexel DrC ro o k e d T re e C t Hazelwood CoveHartford CirMitchell StT ow e r C t Willow Springs CtNorthwestern DrApplec r o s s C t Joshua LnCypress CtS ea H aw k C tCrestview CtMariners CtNorthshore CtDaVinci CtMaywood CirGlencrest CirGreenwood CtShiloh CtDuncan DrSH 121 Freeport PkwyW SH 121 SH 121 E Sandy Lake RdS Coppell RdN SH 121 HwySH 121 SH 121 Cotton RdSH 121 RampSH 121 ³0 1,200 2,400SCALE IN FEETCommercialOtherCityLimitParcelFIGURE 2-5CITY OF COPPELLFUTURE COMMERCIAL ACRESCreated By Freese and Nichols, Inc.Job No.: CPL11254Location: H:\W_WW_PLANNING\DELIVERABLES\03_DRAFT_Water_Wastewater_CIP_Report\(Figure_2-5)-Future_Commercial_Acres.mxdUpdated: Friday, January 20, 2012 4:06:30 PM 60845,0655,06564.85 Ac.45.49 Ac.623500411.40 Ac.557.26 Ac.60093,1913,19134.80 Ac.33.56 Ac.60754141284.24 Ac.388.16 Ac.60773,6163,85728.67 Ac.40.42 Ac.60833,5923,59247.60 Ac.48.00 Ac.403381,2001,47242.15 Ac.39.26 Ac.60793,0803,16548.08 Ac.55.42 Ac.61521,2621,34699.07 Ac.121.11 Ac.301742,1802,2530.36 Ac.0.26 Ac.607400218.01 Ac.266.34 Ac.60121,6291,99630.82 Ac.29.68 Ac.60811,7151,7182.89 Ac.5.24 Ac.60822,4712,48330.38 Ac.40.68 Ac.301731,2271,305101.50 Ac.105.96 Ac.615000153.35 Ac.302.44 Ac.60030085.74 Ac.289.78 Ac.60781,9731,97356.93 Ac.56.94 Ac.402111,9321,9691.43 Ac.1.41 Ac.6238103103129.59 Ac.221.40 Ac.615153162848.63 Ac.84.74 Ac.60063383414.70 Ac.9.95 Ac.60761,4331,43356.91 Ac.54.40 Ac.60802,5142,59632.63 Ac.40.43 Ac.24456526522.46 Ac.39.36 Ac.62340086.26 Ac.122.23 Ac.40061001.53 Ac.54.36 Ac.403210054.83 Ac.82.96 Ac.6237000.00 Ac.0.00 Ac.40236007.37 Ac.39.10 Ac.244716244720.94 Ac.24.32 Ac.6007002.97 Ac.13.18 Ac.6236000.00 Ac.0.00 Ac.90630011.80 Ac.20.68 Ac.9062000.00 Ac.0.00 Ac.60086616.67 Ac.21.93 Ac.I6 3 5 ..SANDY LAKE RD.BELT LINE RD.BETHEL RD.DENTON TAP RD.ROYAL LN.PARKWAY BLVD.MACARTHUR BLVD.FR EEPORT PKWY. M O O R E R D .SH 121 .BETHEL SCHOOL RD.SH 121 HWY.SH 121 SERVICE R.AIRLINE DR.COPPELL RD.DIVIDEND DR.CREEKVIEW DR.SAMUEL BLVD.DEFOREST RD.MOCKINGBIRD LN.RIVERCHASE DR.RUBY RD.PI N Y O N L N .COUNTY LINE RD.GATEWAY BLVD.P H I L L I PS D R .HILL DR.L E D BE T TE R RD.STARLEAF ST.AL L E N RD.PELICAN LN.SHADOWCREST LN.CANYON DR.MALLARD DR.KAYE ST.BURNS ST.C O V E DR.GREENWAY DR.WINDING HOLLOW LN.MINYARD DR.BAR C L A Y A V .MAPLELEAF LN.BRIARGLEN DR.EDGEWOOD DR.CRESTVIEW DR.BRICKNELL LN.QUAIL LN.MARTEL LN.A S P E N W A Y D R.ALEX DR.HALIFAX DR.GREENRIDGE DR.OAKBEND DR.HOOD DR.HEATHER GLEN DR.C A R TER DR.SUGARBERRY DR.SANDERS LP.CHRISTI LN.BRAEWOOD DR.ACE LN.CRIBBS DR.P A RK W O O D L N .NATCHES TRACE .CHATEAUS DR.TOW N C ENTER BLVD.RAVEN LN.ROBIN LN.DILLARD LN.TOWN CENTER DR.LEXINGTON AV.CO P P E R S T O N E T R .LESLIE LN.ROLLING HILLS RD.I6 3 5 - O N RAMP 34 .VANBEBBER DR.WALES CT.HAMMOND ST.FOREST RIDGE DR.HOLLY ST.FA IRWAY DR.SH 121 RD.GRAYWOOD LN.P O IN T W E S T BLVD.COTTON RD.GLADE POINT DR.HARRIS RD.SPARROW LN.ANDERSON AV.TANBARK CIR.T R I N I T Y C T .LOCH LN.WESTMINSTER WAY.BLACK OAK CI R.BULLOCK DR.FITNESS CT.M IL L TR .SANDY OAK LN.OLYMPIA LN.PHEASANT LN.KINGSRIDGE DR.BEAU DR.HOWELL DR.COATS ST.GRAPEVINE CREEK DR.COLONIAL DR.BETHEL SCHOOL CT.G LEN LAKES DR.JUNIPER DR.FIELDCREST LP .OAKBROOK DR.BROWN TR.BRIARCOVE LN.S T J A M E S P L .WILD PLUM DR.RUSTIC MEADOW WAY.AUTUMN LN.HARTFORD CIR.I635 ..SH 121 .SANDY LAKE RD.SH 121 .SH 121 .COPPELL RD.SH 121 .SH 121 .SH 121 HWY..SH 121 .SH 121 SERVICE R.³0 1,200 2,400SCALE IN FEETLEGENDTSZ BoundariesStreetsParcelCity LimitsLakeFIGURE 2-6CITY OF COPPELLPOPULATION ANDNON-RESIDENTIAL ACRES BY TSZCreated By Freese and Nichols, Inc.Job No.: CPL11254Location: H:\W_WW_PLANNING\DELIVERABLES\04_Final_Water_Wastewater_Impact_Fee_Report\(Figure_2-6)-Pop_and_Non-Residential_Ac_by_TSZ.mxdUpdated: Monday, February 06, 2012 2:13:05 PMTSZ ID2011 Population2021 Population2011 Comm. Acres2021 Comm. Arces Water, Wastewater and Roadway Impact Fee Report  City of Coppell  3‐1  3.0 CAPITAL IMPROVEMENTS PLAN An impact fee capital improvements plan (CIP) was developed for the City of Coppell to ensure  high quality water and wastewater service that promotes residential and commercial  development.  The recommended improvements will provide the required capacity and  reliability to meet projected water demands and wastewater flows through year 2021.  3.1 Water and Wastewater Load Projections The population and land use data was used to develop future water demands and wastewater  flows based on a projected average day per capita use and peaking factors.  Based on historical  water usage and wastewater flows, design criteria were developed.  The design criteria for  water and wastewater are presented in Table 3‐1 and Table 3‐2, respectively.  Table 3‐3  presents the projected water demands. Table 3‐4 presents the projected wastewater flows for  the City of Coppell.   Table 3‐1 Water Design Criteria  Average Residential Usage (gpcd) Average Day Commercial Water Usage (gpd/acre) Maximum Day to Average Day Peaking Factor Peak Hour to Maximum Day Peaking Factor 140 2,000 2 2   Table 3‐2 Wastewater Design Criteria  Average Daily Residential Loading (gpcd) Average Daily Commercial Loading (gpd/acre) Peak Wet Weather to Average Daily Peaking Factor 75 700 4 Water, Wastewater and Roadway Impact Fee Report  City of Coppell  3‐2    Table 3‐3 Projected Water Demands  Year Average Day Demand (MGD) Maximum Day Demand (MGD) Peak Hour Demand (MGD) 2011 10.1 20.3 40.5 2021 12.3 24.6 49.3   Table 3‐4 Projected Wastewater Flows  Year Average Annual Daily Flow (MGD) Peak Wet Weather Flow (MGD) 2011 4.58 18.33 2021 5.39 21.57     Water, Wastewater and Roadway Impact Fee Report  City of Coppell  3‐3  3.2 Water and Wastewater System Improvements FNI updated the existing water and wastewater models in H2OMap Water and H2OMap Sewer.   The water demands and wastewater loadings were redistributed based on the revised land use  assumptions.  FNI developed proposed water and wastewater system improvements based on  the results of the hydraulic models.  The City of Coppell is approaching buildout and the existing  water and wastewater systems are appropriately sized to meet future demands and loads.  The  cost for the project required for the 10‐year growth period used in the impact fee analysis for  both the water systems is shown in Table 3‐5.  Costs listed for the existing projects are based on  actual design and construction costs provided by the City.  Detailed cost estimate for the  proposed water system project is included in Appendix A.  Tables 3‐5 and 3‐6 show 2011  percent utilization as the portion of a project’s capacity required to serve existing development.   It is not included in the impact fee analysis.  The 2021 percent utilization is the portion of the  project’s capacity that will be required to serve the City of Coppell in 2021.  The 2011‐2021  percent utilization is the portion of the project’s capacity required to serve development from  2011 to 2021.  The portion of a project’s total cost that is used to serve development projected  to occur from 2011 through 2021 is calculated as the total actual cost multiplied by the 2011‐ 2021 percent utilization.  Only this portion of the cost is used in the impact fee analysis.  The  10‐year water system projects are shown on Figure 3‐1.  The 10‐year wastewater projects are  shown on Figure 3‐2.  Water, Wastewater and Roadway Impact Fee Report City of Coppell 3‐4 Table 3‐5 Water System Impact Fee Eligible Projects No. Description of Project Percent UtilizationCost Based on 2011 Dollars2011* 2021 2011‐2021 Capital Cost Current Development 10‐Year    (2011‐2021) Beyond 2021 EXISTING PROJECTS A 24‐inch Sandy Lake Road and Coppell Road water line from Denton Tap Road to Wagon Wheel EST 65% 100% 35% $985,030 $640,270 $344,761 $0 B 12‐inch water line along Ruby Road from Royal Lane to Coppell Road 90% 100% 10% $324,480 $292,032 $32,448 $0 C 12‐inch water line along western edge of City from Northpoint Drive to Gateview Drive 80% 100% 20% $526,320 $421,056 $105,264 $0 D Wagon Wheel 2.0 MG EST 50%75%25%$2,786,990$1,393,495$696,748$696,748E Village Parkway Pump #6 20%100%80%$273,607$54,721$218,886$0F 30‐inch Sandy Lake Road water line from MacArthur Blvd. to Denton Tap Road 80% 100% 20% $1,862,720 $1,490,176 $372,544 $0 G 16‐inch water line from Bethel Road to Airline Drive along Denton Tap 65% 100% 35% $804,708 $523,060 $281,648 $0 H 12‐inch SH 121 water line from Coppell Road to Denton Tap 90% 100% 10% $615,109 $553,598 $61,511 $0 I 12‐inch water line along Belt Line Road and west along Dividend from the existing 12‐inch water line of Lakeshore Drive to the existing 12‐inch water line at Freeport Parkway 10% 90% 80% $950,040 $95,004 $760,032 $95,004 J Impact Fee Study 0%100%100%$40,000$0$40,000$0Existing Project Sub‐total $9,169,003$5,463,412$2,913,840$791,752PROPOSED PROJECTS 1 Replacement of existing 12‐inch with a 20‐inch water line from the Southwestern Elevated Storage Tank 40% 90% 50% $1,134,660 $453,864 $567,330 $113,466 Proposed Project Sub‐total $1,134,660$453,864$567,330$113,466Total Cost $10,303,663$5,917,276$3,481,170$905,218* Utilization in 2011 on Proposed Projects indicates a portion of the project that will be used to address deficiencies within the existing system, and therefore are not eligible for impact fee cost recovery for future growth.  Water, Wastewater and Roadway Impact Fee Report City of Coppell 3‐5 Table 3‐6 Wastewater System Impact Fee Eligible Projects No. Description of Project Percent UtilizationCost Based on 2011 Dollars2011* 2021 2011‐2021 Capital Cost Current Development 10‐Year(2011‐2021) Beyond 2021 EXISTING PROJECTS A Existing 30‐inch forcemain in Basin C80%100%20%$1,164,000$931,200$232,800$0B Existing 24‐inch gravity line in Basin A90%100%10%$1,476,000$1,328,400$147,600$0C Existing 21‐inch gravity line in Basin A85%100%15%$357,600$303,960$53,640$0D Existing 18‐inch gravity line in Basin A85%100%15%$321,600$273,360$48,240$0E Existing 15‐inch gravity line in Basin A85%100%15%$428,400$364,140$64,260$0F Existing 21‐inch gravity line in Basin B75%100%25%$357,600$268,200$89,400$0G Existing 27‐inch gravity line in Basin B75%100%25%$751,800$563,850$187,950$0H Existing 15/24‐inch gravity line in Basin E80%95%15%$1,045,800$836,640$156,870$52,290I Existing 30‐inch gravity line in Basin C and E75%95%20%$2,263,200$1,697,400$452,640$113,160J Saint Joseph 30‐inch forcemain (discharge from Deforest PS) 70% 100% 30% $2,312,041 $1,618,429 $693,612 $0 K Existing 20‐inch forcemain from Sandy Lake Lift Station 75% 100% 25% $1,172,750 $879,563 $293,188 $0 L Upsize Deforest and Sandy Lake Lift Stations70%100%30%$2,611,742$1,828,219$783,522$0M Existing 12‐inch gravity line in Northwest section of Basin A 70% 100% 30% $1,123,200 $786,240 $336,960 $0 N Impact Fee Study 0%100%100%$40,000$0$40,000$0Existing Project Sub‐total $15,425,733$11,679,600$3,580,682$165,450Total Cost $15,425,733$11,679,600$3,580,682$165,450* Utilization in 2011 on Proposed Projects indicates a portion of the project that will be used to address deficiencies within the existing system,and therefore are not eligible for impact fee cost recovery for future growth.     [Ú [Ú UT UT (#UT (#UT 1.5 MG Southwestern ESTOverflow Elev.: 672.5 ft. 2.0 MG Wagon Wheel ESTOverflow Elev.: 672.5 ft. 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Wednesday, July 13, 2011 LEGEND (#UT Existing Elevated Storage Tank (#UT Existing Eligible Impact FeeElevated Storage Tank UT Existing Ground Storage Tank [Ú Existing Pump Station [Ú Existing Eligible Impact FeePump Station Existing EligibleImpact Fee Water Line Proposed EligibleImpact Fee Water Line 8" and Smaller Water Line 10" and Larger Water Line Streets Lake Parcel City Limits I 0 1,000 2,000 SCALE IN FEET !( !(!(!( !( !( !( !( !(!( !( !(!(!( !( !( !( !( !(!( !( !(!( !( !( !( !( !(!( !(!(!( !( !( !( !( !( !( !( !( !( !( !(!( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !(!( !( !( !( !(!( !( !( !( !( !( !( !( !(!( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !(!(!( !( !( !( !( !( !( !( !( !( !(!( !( !( !( !( !( !(!( !( !( !( !( !( !( !( !( !( !( !( !( !( !(!(!( !( !( !( !( !( !( !( !( !( !(!( !( !( !( !( !( !( !( !( !(!( !(!( !( !( !( !( !( !( !( !(!( !( !( !( !( !( !( !( !(!(!( !( !( !( !(!( !( !( !( !( !( !( !( !( !( !( !( !(!(!( !( !( !( !( !( !(!( !( !( !( !( !( !(!(!( !( !( 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!( !(!( !( !( !(!( !( !( !( Vä Vä "C` Meter Station ,B ,C,C ,B ,D ,E ,H ,I ,F ,G ,G ,A,K ,K ,J Sandy Lake Lift StationFirm Capacity 4.2 MGD ,M Deforest Lift StationFirm Capacity 14.1 MGD ,L 24''18''21''27''15''30''27''24''24''30'' 15'' 21''24''27'' 30''30''24''24''24'' 21''24''24''30''15''30''18''27'' 30'' 30''24''27''30''21''24''30''24''15''24''30''21''30''24''15''24'' 30''15''30''15''30''15''18''24''27''24''15''30'' 30'' F. M . 20'' F.M.30'' F.M.20'' F.M.20'' F . M . 30'' F.M .30'' F.M.30'' F.M.30'' F.M. 30' ' F . M . 3 0 ' ' F .M . 30'' F.M. 30'' F . M . 3 0'' F.M.30' ' F .M . E I 6 3 5 W I635 E Belt Line RdFreeport PkwyS Royal LnW Bethel Rd E Sandy Lake Rd S Belt Line RdW Sandy Lake Rd N MacA r thu r B lvd E Bethel School Rd E Parkway BlvdN Denton Tap RdAirline DrSH 121 S Denton Tap RdS Moore RdDividend DrS Coppell RdW SH 1 2 1 Lodge RdS MacArthur BlvdDeforest Rd Creekview Dr Samuel BlvdWrangler DrN SH 121 HwyN SH 121 Service RN Moo re RdMockingbird LnW P a r k w a y B l v d N Coppell RdE SH 121 Service RRiverchase Dr Ruby Rd N Heartz RdNorthpoint DrS Heartz RdFritz Dr Falcon Ln Southwestern Blvd Hill DrStarleaf StPark V a lle y D r Pinyon LnPhi l l ips D r Plantation Dr Gateway BlvdPatriot DrA l l e n R d Ledbetter RdW SH 1 2 1 S e r v i c e R Pelican Ln Malla r d D r S County Line RdWoo d h u r s t D r Waterview DrShadowcrest Ln Brooks Ln Kaye St Burns St Canyon Dr Meado w c r e e k R dS SH 121 Service RGr aham DrSpyglass DrOak TrGifford DrGreenway Dr Briarglen Dr Village Pkwy Barclay AvBlue J a y L n Mapleleaf Ln Cozby Av V illaw ood L n Minyard Dr Lake Vista Dr Winding Hollow LnMeadow Run Martel L n Lakeshore DrBricknell LnWoodmoor Dr Alex Dr Edgewood DrHalifax Dr Pecan Hollow Dr Tupelo DrForest Hill DrLyndsie Dr Quail Ln Falls Rd Parkview Plc Eagle Dr Cooper Ln G reenridge Dr Snowshill Tr Whispering Hills DrC arter Dr Aspenway DrS SH 121 Cowboy DrE SH 121 Fallkirk DrHawk LnK il b r i dge LnS SH 121 HwyTimber Ridge LnOakbend DrBeechwood Ln Hood Dr Crestside DrSugarberry Dr Heather Glen DrSandy Knoll DrSH 121 - Exit Condor DrD o g w o o d Tr Meadowglen CirM a d i son StSH 121 Ra m p Lee Dr Mead owview L nSanders LpRedcedar Way Dr Christi Ln Willow Spri n gs D rCribbs Dr Wi l l et D r Grace Ln P arker DrOriole Ln Swan DrCottonwood DrStratford LnAce LnCoral Dr Dillard Ln Creekside LnKyle D r Waverly LnCr e e k C r o s s i ng Chateaus DrLevee Pl Parkwood Ln Crane DrPlaza BlvdWellin gton Rd B a r r ing ton Dr Executive DrTown Center BlvdMagnolia DrSimmons DrOakcrest LnTravis St Cherrybark DrRaven Ln Enterprise DrCoppersto n e T r Waln u t 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2011 LEGEND Existing Eligible Impact FeeWastewater Lines Existing Eligible Impact FeeForce Mains 8" and Smaller Wastewater Line 10" and Larger Wastewater Line Force Main Vä Existing Eliible Lift Station "C`Meter Station !(Manhole Streets Parcel City Limits Lake SEWER BASINS Basin 'A' Basin 'B' Basin 'C' Basin 'E' Basin 'F' I 0 1,000 2,000 SCALE IN FEET Water, Wastewater and Roadway Impact Fee Report  City of Coppell  4‐1  4.0 WATER AND WASTEWATER IMPACT FEE ANALYSIS The impact fee analysis involves determining the utilization of existing and proposed projects  required as defined by the capital improvement plan to serve new development over the next  10‐year time period.  For existing or proposed projects, the impact fee is calculated as a  percentage of the project cost, based upon the percentage of the project’s capacity required to  serve development projected to occur between 2011 and 2021.  Capacity serving existing  development and development projected for more than 10 years in the future cannot be  charged to impact fees.  4.1 Service Units The maximum impact fee may not exceed the amount determined by dividing the cost of  capital improvements required by the total number of service units attributed to new  development during the impact fee eligibility period.  A water service unit is defined as the  service equivalent to a water connection for a single‐family residence.  The City of Coppell does  not directly meter wastewater flows and bills for wastewater services based on the customer’s  water consumption.  Therefore, a wastewater service unit is defined as the wastewater service  provided to a customer with a water connection for a single‐family residence.  The service associated with public, commercial, and industrial connections is converted into  service units based upon the capacity of the meter used to provide service.  The number of  service units required to represent each meter size is based on the safe maximum operating  capacity of the appropriate meter type.  The City uses Class I turbine meters.  American Water  Works Association (AWWA) standards C701 (Cold Water Meters – Turbine Type) was used to  determine the safe maximum operating capacity. The service unit equivalent for each meter  size used by the City is listed in Table 4‐1.  Water, Wastewater and Roadway Impact Fee Report  City of Coppell  4‐2  Table 4‐1 Service Unit Equivalencies  Meter Size Safe Maximum Operating Capacity (gpm)(1) Service Unit Equivalent 5/8” x 3/4” 30 1.0  1” 50 1.7  1‐1/2” 100 3.3  2” 160 5.3  3” 350 11.7  4” 630 21.0  6” 1,400 46.7  8” 2,400 80.0  (1) Safe maximum operating capacity is based on AWWA standards C701   Typically, in Coppell, single‐family residences are served with 5/8‐inch water meters.  Larger  meters represent public, commercial, and industrial water use.  The City provided data that  included the meter size of each active water meter as of June 2011.  Table 4‐2 shows the water  and wastewater service units for 2011 and the projected service units for 2021.    Table 4‐2 Water and Wastewater Service Units  Meter Size 2011 Connections 2011 Service Units 2021 Connections 2021 Service Units Growth in Service Units 5/8” x 3/4” 11,219 11,219 11,702 11,702 483  1” 202 337 211 352 15  1‐1/2” 103 343 107 357 14  2” 487 2,597 628 3,349 752  3” 18 210 29 338 128  4” 24 504 30 630 126  6” 3 140 5 233 93  8” 204 16,320 213 17,040 720  Total 12,260 31,670 12,925 34,001 2,331    Water, Wastewater and Roadway Impact Fee Report  City of Coppell  4‐3  4.2 Maximum Impact Fee Calculations Chapter 395 of the Texas Local Government Code states that the maximum impact fee may not  exceed the amount determined by dividing the cost of capital improvements required by the  total number of service units attributed to new development during the impact fee eligibility  period less the credit to account for water and wastewater revenues used to finance capital  improvement plans.  The total projected costs include the projected capital improvement costs to serve 10‐year  development, the projected finance cost for the capital improvements, and the consultant cost  for preparing and updating the Capital Improvements Plan.  A 4.0% interest rate was used to  calculate financing costs.  Comparison graphs showing impact fees in other cities throughout  the Metroplex are presented in Appendix B.   Water Impact Fee:  Total Capital Improvement Costs     $3,481,170  Financing Costs         $1,157,947  Total Eligible Costs         $4,639,117  Growth in Service Units                 2,331  Maximum Water Impact Fee =  Total Eligible Costs/Growth in Service Units    =  $4,639,117/2,331    =  $1,990 per Service Unit  Maximum Allowable Water Impact Fee =  Maximum Impact Fee – 50% Credit    =  $1,990 ‐ $995   =  $995 per Service Unit          Water, Wastewater and Roadway Impact Fee Report  City of Coppell  4‐4   Wastewater Impact Fee:  Total Capital Improvement Costs      $3,580,682  Financing Costs           $1,191,047  Total Eligible Costs        $4,771,729  Growth in Service Units               2,331  Maximum Wastewater Impact Fee =  Total Eligible Costs/Growth in Service Units    =  $4,771,729/2,331   =  $2,047 per Service Unit  Maximum Allowable Wastewater Impact Fee =  Maximum Impact Fee – 50% Credit    =  $2,047 ‐ $1,024   =  $1,024 per Service Unit    Water, Wastewater and Roadway Impact Fee Report  City of Coppell  5‐1  5.0 ROADWAY IMPACT FEE ANALYSIS 5.1 Methodology To update the roadway impact fee system, a series of work tasks were undertaken that  included the following:  • A roadway conditions inventory of major thoroughfares in Coppell was updated for lane  geometries, roadway classifications and segment lengths.  The existing roadway network  was evaluated based on updated traffic volume count information, collected in August  2011, to determine roadway capacity, current utilization, and deficiencies, if present, for  the service area.  • Both the AM and PM peak hour movements were analyzed to determine the most critical,  thus the vehicle‐mile of travel during the PM peak hour was retained as the appropriate  service unit for measuring capacity and system utilization for the impact fee calculation,  Roadway capacity values were based on data developed by the NCTCOG for level of service  “C/D” operations.   • New vehicle‐miles of demand were calculated for each service area based on updated land  use assumptions by service area for the program planning period.  The land use  equivalency table was used as a basis for deriving projected vehicle‐miles from growth  over the ten‐year planning period.  • An analysis of previous roadway impact fee Capital Improvements Plan (CIP) was  conducted based on updated traffic volume count information to ensure excess capacity  remained in program projects for each service area.   • A CIP was prepared based on growth needs from future development (land use  assumptions), other capital improvements programming and City Staff input.  Roadway  cost data including construction, engineering and right‐of‐way for impact fee projects were  prepared and compiled by service area based on cost estimates and data provided by the  City.  For recently completed projects, actual costs were incorporated into the system  database.  Water, Wastewater and Roadway Impact Fee Report  City of Coppell  5‐2  • The cost of capacity supplied, cost attributable to new development and the maximum  cost per service unit was calculated for each service area.  A credit of 50% was applied to  the overall cost of the capital improvements program for the identification of the  maximum allowable cost per service unit consideration.  • The Land Use Equivalency Table (service unit generation for specific land use categories)  was updated to incorporate new trip rate and trip length data.  Trip rate data was obtained  from Trip Generation, Eighth Edition by the Institute of Transportation Engineers.  Trip  length statistics for the city were obtained from a workplace survey conducted by the  NCTCOG.    • Example fee calculations were prepared based upon sample land uses, associated service  unit equivalencies, and the maximum allowable cost per service unit.   This section documents the procedures, findings, and conclusions of the study.  5.2 Roadway Impact Fee Service Area Chapter 395 requires that service areas be defined for impact fees to ensure that facility  improvements are located in proximity to the area that is generating the need.  Legislative  requirements stipulate that roadway service areas be limited to a six mile maximum and must  be located within the current city limits.  Roadway service areas are different from other impact  fee service areas, which can extend beyond the city limits and include its Extra Territorial  Jurisdiction (ETJ) or other defined area of service.  This is primarily because roadway systems  are "open" to both local and regional use as opposed to a defined limit of service that is  provided with water and wastewater systems.  For roadways, the result is that new  development can only be assessed an impact fee based on the cost of necessary capital  improvements within that service area.  No changes were made to the service area structure and is illustrated in Figure 2‐1.     Water, Wastewater and Roadway Impact Fee Report  City of Coppell  5‐3  Roadway Impact Fee Land Use Assumptions Land use assumptions serve as the basis from which travel demands are developed over the  planning period. For this system update, service unit generation (future growth) was based on  the net population and employment growth as identified in the “Land Use Assumptions for  Impact Fees” report prepared by the City and discussed as part of Chapter 2.    For roadways, both population and employment data are necessary for the determination of  both residential and non‐residential traffic (vehicle‐miles) over the planning period.  Derived  demographic data, in conjunction with service unit generation from the land use equivalency  table, formed the basis for ten‐year growth estimates.  Table 5‐1 details the breakout of the  increase in Developed Acreages within the service area.    Table 5‐1 Increase in Developed Acreages for Years 2011 to 2021  Land Use Acres Commercial Commercial/Office/Retail 170 Freeway Commercial/Office/Retail 595 Light Industrial 209 Public Institutional 0 Residential Residential High Density (16 units per acre) 0 Residential Medium Density (4 units per acre) 478 Residential Low Density (2 units per acre) 0 Parks and Open Space 279 Total 1,730   5.3 Establishment of the Roadway Capital Improvement Plan Chapter 395 of the Texas Local Government Code specifies the requirements necessary to  prepare a capital improvements plan.  These requirements include:  Water, Wastewater and Roadway Impact Fee Report  City of Coppell  5‐4  • A description of the existing capital improvements within the service area and the cost to  upgrade, update, improve, expand or replace the improvements to meet existing needs  and usage  • An analysis of the total capacity, the level of current usage, and commitments for usage of  capacity of the existing capital improvements  • A description of all or the parts of the capital improvements and their costs necessitated by  and attributable to new development in the service area based on approved land use  assumptions  • A definitive table establishing the specific level or quantity of use, consumption,  generation, or discharge of service unit for each category of capital improvements and an  equivalency table establishing the ratio of the service unit to various types of land uses,  including residential, office, retail/commercial, light industrial, and institutional.   • The total number of projected service units necessitated by and attributable to new  development within the service area based on the approved land use assumptions  • The projected demand for capital improvements required by the new service units  projected over a reasonable period of time  • A plan for awarding a credit for the portion of the ad valorem tax generated by new service  units during the program period that is used for the payment of improvements, or a credit  equal to 50 percent of the total projected cost of implementing the capital improvements  plan  The plan must contain two distinct components: analysis of existing conditions and analysis of  projected conditions.  To analyze these components two measures of performance must be  established, they are:  level‐of‐service and service units.  5.4 Roadway Level of Service Level‐of‐Service (LOS) is a term used in traffic engineering to describe the performance of the  roadway system.  Roadway level‐of‐service is the basic design criterion used in thoroughfare  Water, Wastewater and Roadway Impact Fee Report  City of Coppell  5‐5  planning.  The design level‐of‐service determines the capacity for which the roadway is  intended.  Level‐of‐service is rated from “A” to “F”.  The higher level of service (A‐B) provides  better driving conditions, but typically requires higher construction cost.  Level of Service “E” is  considered to be the capacity limit of urban roadways.  Level of Service “C/D” is the design  level‐of‐service selected for the Impact Fee Analysis for the City of Coppell.  Table 5‐2 lists the  maximum service volumes for level‐of‐service “C/D” as a function of facility type.  Table 5‐2 Roadway Facility Vehicle‐Mile Capacities  Roadway Facility Roadway Type Capacity “LOS C/D Vehicles per hour per lane‐mile of Roadway Facility(1) Principal Arterial – Divided P6D 700 Divided Local Arterials C4D 625 Undivided Collector – 4 Lane C4U 440 Undivided Collector – 2 Lane C2U 350 (1) Hourly capacity for LOS “C/D” obtained from NCTCOG DFW Regional Travel Model and the Highway Capacity  Manual  5.5 Roadway Impact Fee Service Units Service units establish a relationship between roadway projects and demand placed on the  street system by development, as well as the ability to calculate and assess impact fees for  specific development proposals.  As defined, service unit means; “a standardized measure of  consumption, use, generation, or discharge attributable to an individual unit of development in  accordance with generally accepted engineering or planning standards for a particular category  of capital improvements or facility expansions."   To determine the roadway impact fee for a particular development, the service unit must  accurately identify the impact that the development will have on the major roadway system  (i.e., arterial and collector roads) serving the development.  This impact is a combination of the  number of new trips generated by the development, the particular peaking characteristics of  the land‐use(s) within the development, and the length of each new trip on the transportation  system.  Water, Wastewater and Roadway Impact Fee Report  City of Coppell  5‐6  The service unit must also reflect the capacity, which is provided by the roadway system, and  the demand placed on the system during the time in which peak, or design, conditions are  present on the system.  Transportation facilities are designed and constructed to accommodate  volumes expected to occur during the peak hours (design hours).  These volumes typically occur  during the peak hours as motorists travel to and from work.  The vehicle‐mile during the PM peak hour was retained as the service unit for impact fees in  Coppell.  This service unit establishes a more precise measure of capacity, utilization and  intensity of land development through the use of published trip generation data.  It also  recognizes legislative requirements with regards to trip length.    The PM peak hour is recommended as the time period for assessing impacts because the  greatest demand for roadway capacity occurs during this hour.  Roadways are sized to meet  this demand, and roadway capacity is more accurately defined on an hourly basis.  Traffic  volume data collected August 2011 at over 20 locations throughout the city confirmed the PM  peak hour as the highest period of use.  5.6 Roadway Existing Conditions Analysis An accurate service unit is required to calculate and assess impact fees for new developments.   As defined in Chapter 395, “Service unit means a standardized measure of consumption, use,  generation, or discharge attributed to an individual unit of development calculated in  accordance with generally accepted engineering or planning standards, based on historical data  and trends applicable to the political subdivision in which the individual unit of development is  located during the previous 10 years.”  In other words it is a measure of supply and demand.    The service unit must accurately reflect the supply, which is provided by the roadway system.   Transportation facilities are designed to accommodate peak hour traffic volumes because the  heaviest demand for the roadway capacity occurs during the peak hour.  These peak hours  typically occur during the morning (AM peak) and evening (PM peak) rush hours as motorist  travel to and from work.  The impact fee analysis for the City of Coppell was developed for PM  peak traffic volumes.  For the supply side the unit of measurement is the service volume that is  Water, Wastewater and Roadway Impact Fee Report  City of Coppell  5‐7  provided by a lane‐mile (lane‐miles) of roadway facility.  This number is also the capacity of the  roadway based on an acceptable level‐of‐service; in this case that level‐of‐service is “C/D”.  The service unit must also reflect the demand that a particular development will place on the  transportation system.  The impact the development has on the street system is directly related  to: the trips generated by development, land‐use for which the development is intended, and  the average length of each trip on the transportation system.  For the demand side this unit is a  vehicle‐trip of one‐mile in length (vehicle‐miles).  Service units create a link between supply (roadway projects) and demand (new development).   Both supply and demand can be expressed as a combination of the number of vehicles traveling  during the peak hour and the distance traveled by these vehicles in miles.  Thus, the Service  Unit for roadway impact fees is vehicle‐mile.  5.7 Existing Conditions Analysis An inventory of major roadway facilities was conducted to determine existing conditions  throughout Coppell.  This analysis determined the capacity provided by the existing roadway  system, the demand currently placed on the system, and the existence of any deficiencies on  the system.  Data for the inventory was obtained from field reconnaissance, traffic volume  counts, the City Thoroughfare Plan and City Staff, and is detailed in Appendix C.  5.7.1 Existing Traffic Volumes Existing directional PM peak hour volumes were obtained from automated traffic counts  collected by the City from their comprehensive traffic count program in November  2011.  Automated traffic counts at 20 separate locations were collected on major  roadways (as identified in the Thoroughfare Plan as arterial or collector status)  throughout the city.  In an effort to minimize the total number of counts, data was  collected at locations where traffic volumes would typify link volumes on the major  segments within the immediate area.  For segments not counted, estimates were  developed based on peaking characteristics of area roadways or data from adjoining  roadway counts.  This data was compiled for roadway segments throughout the city and  Water, Wastewater and Roadway Impact Fee Report  City of Coppell  5‐8  entered into the database for use in calculations.  A summary of volumes by roadway  segment is included in Appendix D as part of the existing capital improvements  database.  5.7.2 Vehicle‐Miles of Existing Capacity (Supply) The vehicle‐miles of existing capacity for each counted roadway segment were obtained  using the equation below:   Vehicle–Miles of Capacity = Capacity per peak hour per lane x Number of lanes x Length  (miles)  Example:  a 4‐lane divided roadway that is 2 miles in length and has a capacity of 625 vehicles  per hour per lane:  Vehicle–Miles of Capacity = 625 vehicles per hour x 4 lanes x 2 miles = 5,000 vehicle‐ miles per hour   This existing capacity is calculated for the service area and is not limited to only those  roadways identified in the impact fee capital improvements program.  A summary of  existing capacity for the service area is illustrated in Table 5‐3.  A complete detailed  listing by roadway segment is provided in Appendix D.   5.7.3 Vehicle‐Miles of Existing Demand The vehicle‐miles of existing demand or the current usage of the facilities for each  roadway segment was obtained using the equation below:   Vehicle–Miles of Demand = PM peak hour volume x Length of Roadway (miles)  For example:  a 3‐mile long roadway that has a PM peak hour traffic volume of 400 vehicles  per hour:   Vehicle–Miles of Demand = 400 vehicles per hour x 3 miles = 1,200 vehicle‐miles per hour   This existing demand is calculated for the service area and is not limited to only those  roadways identified in the impact fee capital improvements program.  A summary of the  Water, Wastewater and Roadway Impact Fee Report  City of Coppell  5‐9  existing demand for the service area is illustrated in Table 5‐3.  A complete detailed  listing by roadway segment is provided in Appendix D.  Table 5‐3 Existing Excess Capacity and Demand  Service Area Excess Capacity (Peak Hour Veh‐Miles) Demand (Peak Hour Veh‐ Miles) City 26,697 43,511   5.7.4 Vehicle‐Miles of Existing Excess Capacity or Deficiencies From the calculation of vehicle‐miles of existing capacity and demand for each roadway  segment, the excess capacity or deficiencies for each direction can be determined.  A  deficiency exists if a roadway is over capacity or has an hourly traffic volume that is  below its acceptable level‐of‐service in any direction of travel.  If this is the case then the  deficiency is deducted from the available supply.  A summary of existing excess capacity  and/or deficiencies for each service area is illustrated in Table 5‐4.  A complete detailed  listing by roadway segment is provided in Appendix D.  Roadways with deficiencies in  the City of Coppell are Parkway Boulevard, Sandy Lake Road, Bethel Road, Belt Line  Road, Freeport Parkway, Denton Tap Road, and MacArthur Boulevard.  Table 5‐4 Existing Excess Capacity and Deficiencies  Service Area Excess Capacity (Peak Hour Veh‐Miles) Deficiencies (Peak Hour Veh‐ Miles) City 26,697 1,451 5.8 Calculating Impact Fees Chapter 395 of the Texas Local Government Code requires a description of all capital  improvements and their cost attributable to new development within the service area.  To  determine the cost attributable to new development, the following information needs to be  calculated or supplied:  future land use assumptions, vehicle‐miles of new demand, a capital  improvement plan, vehicle‐miles of new capacity supplied by the capital improvements plan  Water, Wastewater and Roadway Impact Fee Report  City of Coppell  5‐10  and the costs for the roadway improvements. The recommended service unit for assessing  impact fees for the impact new development has on roadway facilities is a combination of the  trips generated (vehicles) by the new development during the peak hour and the average trip  length (miles) of each trip.  The following section describes the methodology used in developing  service units for new developments.  5.8.1 Trip Generation The trip generation rates are used to determine the number of vehicles added to the  roadway system as a result of new development.  The trip generation rates were  developed for the PM peak weekday period.  The trip generation rates were established  using the Institute of Transportation Engineers Trip Generation Manual 8th edition.   Development units were chosen by size (e.g.: office building, retail, industrial), by  number of units (e.g.: residential, multifamily) and by the number of students (schools).  The following development units are typically used:  • Dwelling Units (DU) – Total number of habitable dwellings within the development.  This should not be mistaken as bedrooms.  For example a single‐family residence is  one dwelling unit; a 50 unit apartment complex is 50 dwelling units.  • Gross Floor Area (GFA) – Total square feet of building floor area bounded by the  exterior boundary of outer building walls. Uncovered and outdoor patios are  excluded from GFA.  • Acres – The total number of acres included in the development.  • Students – The total number of students attending an institution.  Adjustments to the trip generation rates are necessary to reflect the differences  between driveway volumes and the total amount of traffic added to adjacent roadways.   The actual “traffic impact” of the new development is based only on the traffic added to  the adjacent roadways.  The actual traffic added to the adjacent roadways is determined  by adjusting the driveway volumes to account for pass‐by trips, diverted trips, and  internal trips.  Water, Wastewater and Roadway Impact Fee Report  City of Coppell  5‐11  • Pass‐by trips – are those trips attracted to a development from traffic that would  otherwise pass‐by the site on an adjacent roadway.  For example, a stop at a  convenience store on the way from the office to home is a pass‐by trip for the  convenience store.  The trip does not create an additional burden on the street  system and therefore should not be double‐counted.  The burden of this type  should be assigned to the office and/or residence.   • Diverted trips – are those trips that are already on the roadway system and are  diverted to the roadway system serving the new development.  For example, a trip  from home to work along Parkway Boulevard would be a diverted trip if the travel  path was changed to Sandy Lake Road the purposes of stopping at the dry cleaners.   On a system‐wide basis, this trip also does not add a significant additional burden  to the street system so it is not considered in assessing impact fees.   • Internal trips – are those that would typically be made in a mixed‐use development  between two uses within the development, not utilizing a thoroughfare outside the  development for that trip. For example, a trip between a shopping center and a  restaurant contained within the same site would be considered and internal trip,  and does not create any additional burden on the roadway system.  5.8.2 Trip Length Trip lengths in miles will be used in conjunction with site trip generation to establish the  vehicle‐miles of travel, the service unit to be used for assessing impact fees.  As with trip  generation, trip lengths are used in the development of travel forecasting models for  use in assessing roadway needs, as well as for assessing impact fees.  As previously  stated, trip lengths are limited to six miles.  Each trip has an origin and destination, half  of the trip length will be assigned to the origin and half of the trip length will be assigned  to the destination.  Therefore, the average trip length for a development is half the total  trip length, allowing the maximum total trip length under state law to be six miles.  The  trip length data used in this report was based on information generated in the 1984 and  1994 NCTCOG Workplace Survey and the 2001 National Household Travel Survey.   Water, Wastewater and Roadway Impact Fee Report  City of Coppell  5‐12  5.8.3 Projected Growth and Vehicle‐Miles of New Demand Project growth for roadway impact fees is represented by an increase in the vehicle‐ miles over a 10‐year period.  The basis used to calculate the increase in vehicle‐miles is  population and employment projections that were prepared as part of the land use  assumptions detailed in the Section 2.0.  The calculation for the increase in the vehicle‐ miles due to new development is made up of three components:  • Increase in the acreage for each land use for the 10‐year study period   • Trip generation rates for PM peak hour of adjacent street traffic (provided by the ITE  Trip Generation Manual, 8th edition)  • Average trip length (provided by NCTCOG 1984 and 1994 Workplace Survey and  2001 National Household Travel Survey)  A summary of the vehicle‐miles of new demand is illustrated in Table 5‐5.  A complete  detailed listing by land use category is provided in Appendix E.  Table 5‐5 Projected Vehicle‐Miles of New Demand  Service Area Projected Vehicle‐Miles Of New Demand City 45,131   5.8.4 Capital Improvements Plan (CIP) The capital improvements plan includes roadway improvements that are needed to  accommodate long‐term growth.  The impact fee CIP can only contain roadways which  are included on the city’s official thoroughfare plan and are classified as arterial and  collector status streets.  Freese and Nichols, along with City staff, evaluated roadway  projects for inclusion in the CIP based on: 1) future growth areas, 2) projected 10‐year  traffic demand, 3) ability to recoup roadway costs (cost share or previously constructed  roadways with excess capacity), 4) financial considerations, and 5) staff input.  Chapter  395 also allows the City to include their share of the cost for state and federal highways  to also be included in this plan.  At this time no state highways are included in the CIP.     Water, Wastewater and Roadway Impact Fee Report  City of Coppell  5‐13  An assessment of the existing impact fee capital improvements plan was conducted to  ensure that excess capacity remains in the impact fee roadway projects.  Using traffic  count data, a determination was that all projects within the Impact Fee CIP contain  excess capacity and can be retained in the program.  The projects included in the Impact Fee Roadway CIP are listed in Table 5‐6 and  illustrated in Figure 5‐1.    The following costs were included in the preparation of the 10‐year CIP program:  • Construction price  • Surveying and engineering fees  • Land acquisition costs  • Fees paid for the preparation of the capital improvements plan  • Projected interest charges and other finance costs  The total projected cost for the 10‐year impact fee CIP is $26,673,091 in 2011 dollars  ($35,746,000 cost with financing).  A detailed Engineer’s Opinion of Probable Construction  Cost for each roadway is provided in Appendix F.  A summary of the cost for the impact fee  CIP are provided in Table 5‐6.    Water, Wastewater and Roadway Impact Fee Report  City of Coppell  5‐14  Table 5‐6 Summary of Roadway Cost  RECOUPMENT PROJECTS No. ROADWAY FROM TO COST COST w/ FINANCING 1(1) SANDY LAKE RD CITY LIMIT (WEST)N. COPPELL ROAD $4,697,908 $6,296,000 2(1) SANDY LAKE RD MACARTHUR BLVD. CITY LIMIT (EAST) $5,193,720 $6,960,000 3(1) BETHEL RD CITY LIMIT (WEST)FREEPORT PKWY.$7,280,321 $9,756,000 4(1) SOUTHWESTERN BLVD COPPELL ROAD GRAPEVINE CREEK $1,204,349 $1,614,000 5(1) MACARTHUR BLVD. BETHEL SCHOOL ROAD BELT LINE ROAD $325,394 $437,000 Total:$18,701,691 $25,063,000 EXPANSION PROJECTS No. ROADWAY FROM TO COST COST w/ FINANCING 6(2) SANDY LAKE ROAD N. COPPELL ROAD GRAPEVINE CREEK $6,102,000 $8,177,000 7(3) FREEPORT PKWY SH 121 SANDY LAKE RD $881,800 $1,182,000 (4) 8(3) FREEPORT PKWY RUBY ROAD SANDY LAKE RD $987,600 $1,324,000(4) Total:$7,971,400 $10,683,000 TOTAL ROADWAY IMPACT FEE CAPITAL IMPROVEMENTS $26,673,091 $35,746,000 (1) Cost from City Contract Documents (2) Engineer's Probable Construction Cost Estimates provided by the City (3)Freese and Nichols Conceptual Level Cost Estimates (4)City only responsible for 20% of Total Cost      §¨¦635State Hwy 121Sandy Lake Rd Belt Line R dDenton Tap RdCoppell RdFreeport (State Rd)Royal LnFreeport PkwySouthwestern Blvd Bethel Rd Sandy Lake Rd State Hwy 121Belt Line RdParkway Blvd MacA r t h u r B l v d Bethel School RdRoyal ¬«3 ¬«8 ¬«6 ¬«2¬«8 ¬«7 ¬«5 ¬«4 ¬«1 ³0 1,200 2,400 SCALE IN FEET IMPACT FEE PROJECTS Impact Fee Roadways Recoupment Roadways Coppell City Limits FIGURE 5-1CITY OF COPPELLROADWAY IMPACT FEES Created By Freese and Nichols, Inc.Job No.: CPL11254Location: H:\TRANSPORTATION\WORKING\RoadImpactFee_5-1_2012_01.mxdUpdated: Monday, January 23, 2012 2:09:06 PM Water, Wastewater and Roadway Impact Fee Report  City of Coppell  5‐16  5.8.5 Vehicle‐Miles of New Capacity Provided The vehicle‐miles of capacity added are calculated in a similar manner as the vehicle‐ miles of existing capacity supplied.  Vehicle–Miles of New Capacity = Capacity per peak hour per lane x Number of     lanes x Length (miles)    The calculated capacity is for the new impact fee roadways.  The vehicle‐miles of new  capacity supplied for each service area is provided in Table 5‐7.  A complete detailed  listing by roadway segment is provided in Appendix G.  Table 5‐7 Projected Vehicle‐Miles of New Capacity (Supply)  Service Area Projected Vehicle‐Miles of New Capacity (Supply) City 17,491   5.8.6 Vehicle‐Miles of Existing Demand on Impact Fee CIP Roadways The vehicle‐miles of existing demand on CIP roadways are provided in Table 5‐8.  A  complete detailed listing by roadway segment is provided in Appendix G.  Table 5‐8 Vehicle‐Miles of Existing Demand on CIP Roadways  Service Area Vehicle‐Miles of Existing Demand City 6,732   5.8.7 Maximum Cost per Service Unit The maximum cost per service unit is a calculation of the cost per service unit (dwelling,  1000 sq. ft GFA, acre) for a service area.  This maximum cost per service area is the cost  of the CIP divided by the growth attributable to new development projected to occur  with a 10‐year period.  Table 5‐9 illustrates these calculations for the roadway impact  fees.  The maximum fee per service unit is calculated to be $619.  The credited cost per  service unit is $309.   Water, Wastewater and Roadway Impact Fee Report  City of Coppell  5‐17  Table 5‐9 Cost Per Service Unit Calculation  Line # Service Area 1 Total Veh‐Miles of Capacity Added by the CIP 17,491 (From Projected Veh‐Miles of New Capacity) (Table 5‐7) 2 Total Veh‐Miles of Existing Demand on CIP Roads 6,732 (From Veh‐Miles of Existing Demand on CIP Roadways)(Table 5‐8) 3 Total Veh‐Mile of Existing Deficiencies on Existing Roads 1,451 (From Excess Capacity and Deficiencies)(Table 5‐4) 4 Net Amount of Veh‐Mile Capacity Added 9,308 (Line #1‐Line #2‐Line #3) 5 Total Eligible Cost of CIP Within Service Area $35,746,000 (From Engineer's Opinion of Probable Construction Costs)(Table 5‐6) 6 Cost of Net Capacity Supplied $19,022,150 (Net of Capacity Added/Total of Capacity Added)*CIP Cost ‐(Line #4/Line #1)*(Line #5) 7 Cost to Meet Existing Needs and Usage $16,723,850 (Total Cost of CIP‐Cost of Net Capacity Supplied) ‐Line #5‐Line #6 8 Total Veh‐Mile of New Demand Over 10 Years 45,131 (From Projected Vehicle‐Miles of New Demand)(Table 5‐5) 9 % of Capacity Added Attributed to New Growth 484.9% (Total of New Demand/Net Amount of Capacity Added) ‐Line #8/Line #4 10 If Line 8 > Line 4, Reduce Line 9 to 100% 100.0% 11 Cost of Capacity Added Attributed to New Growth $19,022,150 (Cost of Net Capacity Supplied * Cost Attributed to New Growth) ‐Line #6*Line#10 12 Maximum Fee per Service Unit ‐Without Credit $421 (Cost of Net Capacity Attributed to New Growth/Total Veh‐Mile of New Demand) ‐ Line #11/Line #8 13 Percent of Fee Recoverable 50% 14 Maximum Assessable Fee Per Service Unit $210 (Line #12*Line #13)   5.8.8 Land Use / Vehicle‐Mile Equivalency Table A land use/vehicle‐mile equivalency table establishes the service unit rate for various land uses.   This table is a result of combining PM peak hour trip generation rates with average trip length  information for various land uses.  These rates are based on an appropriate development unit  Water, Wastewater and Roadway Impact Fee Report  City of Coppell  5‐18  for each land use.  For example; office, retail, and light industrial, are based on development of  1,000 square feet of gross floor area, while single‐family and multi‐family residential is based on  dwelling units.  The City of Coppell’s Land‐Use Vehicle Mile Equivalency Table is made up of five  main land uses with specific use categories, they are:  residential, office, retail/commercial,  light industrial, and institutional.  Table 5‐10 illustrates the total service units generated by the  various land uses.  Appendix H provides the land‐uses used for this table.  Table 5‐10 Land‐Use Vehicle‐Mile Equivalency Table2  ITE Land Use Dev. Unit Trip Rate(1) Trip Length Veh‐Mi Per Dev Unit Residential Residential (Medium/Low) DU 1.01 4.20 4.24 Residential (High Density) DU 0.62 4.20 2.60 Others Not Specified DU 1.01 4.20 4.24 Office General Office Building 1000 sq. ft.1.49 4.80 7.15 Medical / Dental Office 1000 sq. ft. 3.46 4.80 16.61 Others Not Specified 1000 sq. ft.1.49 4.80 7.15 Retail / Commercial Shopping Center 1000 sq. ft.1.99 3.20 6.38 Home Improvement Superstore 1000 sq. ft. 1.12 1.95 2.19 Super market 1000 sq. ft.4.64 1.05 4.87 Restaurant 1000 sq. ft. 5.28 1.90 10.02 Fast food with drive thru 1000 sq. ft.15.36 2.15 33.02 Convenience Market with Gasoline Pumps Fuel Positions 5.32 0.90 4.79 Hotel Rooms 0.59 3.20 1.89 Bank with Drive Thru 1000 sq. ft. 10.13 1.25 12.66 Others Not Specified 1000 sq. ft.1.99 3.20 6.38 Light Industrial General Light Industrial 1000 sq. ft.0.98 3.30 3.20 Industrial Park 1000 sq. ft. 0.86 3.30 2.84 Mini Warehouse (Self Storage) 1000 sq. ft.0.26 3.30 0.86 Others Not Specified 1000 sq. ft. 0.97 3.30 3.20 Institutional Jr. / Community College Students 0.12 3.00 0.36 Private School (K‐8) Students 0.60 2.10 1.26 Day Care Center Students 0.82 2.10 1.72 Church 1000 sq. ft.0.55 1.45 0.80 Others Not Specified 1000 sq. ft. 0.55 1.45 0.80 (1) Average Trip Rate with Reductions  (2) If not specified in table, use ITE Trip Generation Manual 8th Edition    Water, Wastewater and Roadway Impact Fee Report  City of Coppell  5‐19  5.9 Calculating Impact Fees The calculation of the actual fee charged to development is a two‐part process as follows:   Part 1:  Determine number of service units (vehicle‐miles) generated by the development using  the land‐use vehicle‐mile equivalency table.   No. of Development Units x Vehicle‐miles (Total Service Units) per development unit   =    Development’s Vehicle‐miles  Part 2: Calculate the impact due by new development.  This fee based on the cost per service  unit for the service area where the development is located.  Development’s Vehicle‐miles (from part 1) x Cost per vehicle‐mile (from CIP calculation)  =    Impact Fee due from development  Examples:  The following fee would be assessed to new developments which has a maximum  (Assessable) fee per service unit of $210.  A. Single‐Family Dwelling    (1 dwelling unit x 4.24 vehicle‐miles) / 1 dwelling unit = 4.24 vehicle‐miles   4.24 Vehicle‐miles x $210 / vehicle‐mile = $890  B. 10,000 square foot (s.f.) General Office Building   (10,000 s.f. x  7.15 vehicles‐miles)/1000 s.f. units = 71.50 vehicle‐miles   71.50  vehicle‐miles x $210 / vehicle‐mile = $15,015  C. 60,000 s.f. Retail Shopping Center   (60,000 s.f. x 6.38 vehicle‐miles)/ 1,000 s.f. units = 382.80 vehicle‐miles   475.20 vehicle‐miles x $210/vehicle‐mile = $99,792  D. 100,000 s.f. Light Industrial Development   (100,000 s.f. x 3.20 vehicle‐miles)/ 1,000 s.f. units =320 vehicle‐miles     323 vehicle‐miles x $210/ vehicle‐mile = $67,830  Water, Wastewater and Roadway Impact Fee Report  City of Coppell  5‐20  E. 4,000 Student Junior/Community College   (4,000 Students. x 0.36vehicle‐miles)/ 1 Student = 1,440 vehicle‐miles    1,440 vehicle‐miles x $210/ vehicle‐mile = $302,400  Water, Wastewater and Roadway Impact Fee Report  City of Coppell    Appendix A  Water System Project Cost Estimates    OPINION OF PROBABLE COST Construction Project Number 1 ITEM DESCRIPTION QUANTITY UNIT UNIT PRICE TOTAL 1 20" Pipe 4,618 LF $120 554,208 2 30" Boring and Casing 200 LF $465 93,000 3 Pavement Repair 3,500 LF $50 175,000 SUBTOTAL: $822,210 CONTINGENCY 20% $164,450 SUBTOTAL: $986,660 ENG/SURVEY 15% $148,000 SUBTOTAL: $1,134,660 PROJECT TOTAL $1,134,660 City of the Coppell Water CIP Project Description 20-inch water line from Southwestern EST Detailed Description Replacement of existing 12-inch with a 20-inch water line from the Southwestern Elevated Storage Tank UPDATE Water, Wastewater and Roadway Impact Fee Report  City of Coppell  Appendix B  Impact Fee Comparison  Water, Wastewater and Roadway Impact Fee Report City of Coppell  Water and Wastewater Impact Fee per Service Unit Comparison   Water, Wastewater and Roadway Impact Fee Report City of Coppell  Water, Wastewater, and Roadway Impact Fee per Single Family Home Comparison   Water, Wastewater and Roadway Impact Fee Report  City of Coppell    Appendix C  Existing Roadway Inventory    Street From To Length Pavement No. of Traffic Volume Traffic Volume TDP Config(FT) Type Lanes (PM) N/E (PM) S/WPARKWAY BLVDCOPPELL ROAD DENTON TAP ROAD 6210 CONC 4D 254 266 C4DPARKWAY BLVDDENTON TAP ROAD MOORE ROAD 5400 CONC 4D 521 290 C4DPARKWAY BLVDMOORE ROAD SAMUEL BLVD. 1650 CONC 2U 521 290 C2UPARKWAY BLVDSAMUEL BLVD. MACARTHUR BLVD. 3550 CONC 4U 521 290 C4USANDY LAKE ROADCITY LIMIT (WEST) COPPELL ROAD 4980 CONC 4D 312 465 C4D/6SANDY LAKE ROADCOPPELL ROAD DENTON TAP ROAD 5870 CONC 4D 645 682 C2USANDY LAKE ROADDENTON TAP ROAD MACARTHUR BLVD. 10330 CONC 4D 842 903 C4DSANDY LAKE ROADMACARTHUR BLVD. CITY LIMIT (EAST) 4920 CONC 4D 565 1,401 C4D/6BETHEL ROADCITY LIMIT (WEST) FREEPORT PKWY. 6430 CONC 4D 373 328 C2UBETHEL ROADFREEPORT PKWY. DENTON TAP ROAD 5310 ASP 2U 383 345 C2USOUTHWESTERN BLVDFREEPORT PKWY. COPPELL ROAD 1790 CONC 2U 197 154 C4USOUTHWESTERN BLVDCOPPELL ROAD DENTON TAP ROAD 3610 CONC 2U 197 154 C2UBELT LINE ROADCITY LIMIT (SOUTH) SOUTHWESTERN BLVD. 8450 CONC 6D 2281 1175 P6DBELT LINE ROADSOUTHWESTERN BLVD. MACARTHUR BLVD. 12090 CONC 4D 980 633 P6DBELT LINE ROADMACARTHUR BLVD. CITY LIMIT (EAST) 5810 CONC 6D 1031 1320 P6DROYAL LANECITY LIMIT (SOUTH) BETHEL ROAD 2990 CONC 4D 617 560 C4DROYAL LANEBETHEL ROAD SANDY LAKE ROAD 6140 CONC 4D 443 399 C4D/6FREEPORT PKWYIH-635 BETHEL ROAD 6740 CONC 4D 531 1197 C4D/6FREEPORT PKWYBETHEL ROAD RUBY ROAD 3220 CONC 4D 342 152 C4D/6FREEPORT PKWYRUBY ROAD SANDY LAKE ROAD 3940 A/C 2U 758 128 C2UCOPPELL ROADSOUTHWESTERN BLVD. BETHEL ROAD 2140 ASP 2U 202 170 C2UCOPPELL ROADBETHEL ROAD SANDY LAKE ROAD 5360 ASP 2U 202 170 C2UDENTON TAP ROADSOUTHWESTERN BLVD. SANDY LAKE ROAD 7860 CONC 6D 2315 847 P6DDENTON TAP ROADSANDY LAKE ROAD CITY LIMIT (NORTH) 6020 CONC 6D 2162 1100 P6DMACARTHUR BLVDBELT LINE ROAD N. OF RIVERCHASE 1565 CONC 6D 1,419 745 C4DMACARTHUR BLVDN. OF RIVERCHASE SANDY LAKE ROAD 4940 CONC 4D 1,419 745 C4DMACARTHUR BLVDSANDY LAKE ROAD CITY LIMIT (NORTH) 10000 CONC 4D 1,293 623 C4DCoppell Roadway Impact Fees 2011Existing Roadway Inventory Water, Wastewater and Roadway Impact Fee Report  City of Coppell  Appendix D  Existing Roadway Capacity, Demand, Excess  Capacity and Deficiencies    Length Length Lanes Type Veh-MiRoadway From To (Feet) (Miles) Capacity Total % in Directional Veh-Mi Veh-Mi Veh-Mi Veh-Mi Excess Excess Total Excess Excess Excess Total A B Volume Service Supply Total Direction A Direction B Total Capacity Capacity Capcity Deficiencies Deficiencies DeficienciesPk-Hr Northbound Southbound Area Supply Demand Demand Demand Direction A Direction B Peak-Hour Direction A Direction B Peak-HourPer lane Eastbound Westbound Peak-Hour Peak-Hour Peak-Hour Peak-Hour Peak-Hour Veh-Mi Veh-Mi Veh-Mi veh-Mi veh-Mi veh-MiPARKWAY BLVDCOPPELL ROAD DENTON TAP ROAD 6210 1.18 4 C4D 625254 266520 100% 1470 2,940 299 313 612 1,171 1,157 2,329 0 0 0PARKWAY BLVDDENTON TAP ROAD MOORE ROAD 5400 1.02 4 C4D 625521 290811 100% 1278 2,557 533 297 829 746 982 1,727 0 0 0PARKWAY BLVDMOORE ROAD SAMUEL BLVD. 1650 0.31 2 C2U 350521 290811 100% 109 219 163 91 253 0 19 19 -53 0 -53PARKWAY BLVDSAMUEL BLVD. MACARTHUR BLVD. 3550 0.67 4 C4U 440521 290811 100% 592 1,183 350 195 545 241 397 638 0 0 0SANDY LAKE ROADCITY LIMIT (WEST) COPPELL ROAD 4980 0.94 4 C4D 625312 465777 100% 1179 2,358 294 439 733 885 740 1,625 0 0 0SANDY LAKE ROADCOPPELL ROAD DENTON TAP ROAD 5870 1.11 4 C2U 350645 6821,327 100% 778 1,556 717 758 1,475 61 20 81 0 0 0SANDY LAKE ROADDENTON TAP ROAD MACARTHUR BLVD. 10330 1.96 4 C4D 625842 9031,745 100% 2446 4,891 1,647 1,767 3,414 798 679 1,477 0 0 0SANDY LAKE ROADMACARTHUR BLVD. CITY LIMIT (EAST) 4920 0.93 4 C4D 625565 1,4011,966 100% 1165 2,330 526 1,305 1,832 638 0 638 0 -141 -141BETHEL ROADCITY LIMIT (WEST) FREEPORT PKWY. 6430 1.22 4 C2U 350373 328700 100% 852 1,705 454 399 853 399 454 852 0 0 0BETHEL ROADFREEPORT PKWY. DENTON TAP ROAD 5310 1.01 2 C2U 350383 345727 100% 352 704 385 346 731 0 6 6 -33 0 -33SOUTHWESTERN BLVDFREEPORT PKWY. COPPELL ROAD 1790 0.34 2 C4U 440197 154351 100% 149 298 67 52 119 82 97 179 0 0 0SOUTHWESTERN BLVDCOPPELL ROAD DENTON TAP ROAD 3610 0.68 2 C2U 350197 154351 100% 239 479 135 105 240 105 134 239 0 0 0BELT LINE ROADCITY LIMIT (SOUTH) SOUTHWESTERN BLVD. 8450 1.60 6 P6D 7002,281 1,1753,456 100% 3361 6,722 3,650 1,880 5,531 0 1,480 1,480 -290 0 -290BELT LINE ROADSOUTHWESTERN BLVD. MACARTHUR BLVD. 12090 2.29 4 P6D 700980 6331,613 43% 3206 6,411 2,244 1,449 3,693 962 1,756 2,718 0 0 0BELT LINE ROADMACARTHUR BLVD. CITY LIMIT (EAST) 5810 1.10 6 P6D 7001,031 1,3202,351 100% 2311 4,622 1,134 1,453 2,587 1,176 858 2,035 0 0 0ROYAL LANECITY LIMIT (SOUTH) BETHEL ROAD 2990 0.57 4 C4D 625617 5601,176 100% 708 1,416 349 317 666 359 391 750 0 0 0ROYAL LANEBETHEL ROAD SANDY LAKE ROAD 6140 1.16 4 C4D 625443 399842 100% 1454 2,907 515 464 979 938 990 1,928 0 0 0FREEPORT PKWYIH-635 BETHEL ROAD 6740 1.28 4 C4D 625531 1,1971,728 100% 1596 3,191 678 1,528 2,206 918 68 985 0 0 0FREEPORT PKWYBETHEL ROAD RUBY ROAD 3220 0.61 4 C4D 625342 152493 100% 762 1,525 208 93 301 554 670 1,224 0 0 0FREEPORT PKWYRUBY ROAD SANDY LAKE ROAD 3940 0.75 2 C2U 350758 128886 100% 261 522 566 96 661 0 166 166 -304 0 -304COPPELL ROADSOUTHWESTERN BLVD. BETHEL ROAD 2140 0.41 2 C2U 350202 170372 100% 142 284 82 69 151 60 73 133 0 0 0COPPELL ROADBETHEL ROAD SANDY LAKE ROAD 5360 1.02 2 C2U 350202 170372 100% 355 711 205 173 378 150 183 333 0 0 0DENTON TAP ROADSOUTHWESTERN BLVD. SANDY LAKE ROAD 7860 1.49 6 P6D 7002,315 8473,162 100% 3126 6,252 3,446 1,261 4,707 0 1,865 1,865 -320 0 -320DENTON TAP ROADSANDY LAKE ROAD CITY LIMIT (NORTH) 6020 1.14 6 P6D 7002,162 1,1003,262 100% 2394 4,789 2,465 1,254 3,719 0 1,140 1,140 -71 0 -71MACARTHUR BLVD.BELT LINE ROAD N. OF RIVERCHASE 1565 0.30 6 C4D 6251,419 7452,164 100% 556 1,112 421 221 641 135 335 470 0 0 0MACARTHUR BLVD.N. OF RIVERCHASE SANDY LAKE ROAD 4940 0.94 4 C4D 6251,419 7452,164 100% 1170 2,339 1,328 697 2,025 0 472 472 -158 0 -158MACARTHUR BLVDSANDY LAKE ROAD CITY LIMIT (NORTH) 10000 1.89 4 C4D 6251,293 6231,916 100% 2367 4,735 2,449 1,180 3,629 0 1,188 1,188 -81 0 -81Subtotal27.9068,756 25,310 18,200 43,511 10,378 16,319 26,697 -1,311 -141 -1,451Traffic counts conducted in August 2011Hourly Vehicle-MileCapacity per LaneMile of Roadway Facility Roadway Facility Type Designation for LOS "C/D"Principal Arterial - Divided P6D 700Divided Local Arterials C4D 625Undivided Collectors - 4 lane C4U 440Undivided Collectors - 2 Lane C2U 350DirectionCoppell Roadway Impact Fees 2011Existing Roadway Capacity, Demand, Excess Capacity and Deficiencies PM Peak-Hour VolumeFreese and Nichols, Inc. 4055 International Plaza, Ste. 200Fort Worth, Texas 76109-4895 Water, Wastewater and Roadway Impact Fee Report  City of Coppell  Appendix E  Projected Vehicle‐Miles of New Demand    Year 2011 TOTAL SERVICE UNITS1 Unit of Trip No. of Land Use (Veh-Mi/Dev Unit) Generation Units per Acre2 Acres Veh-Mile3 Commercial Commercial/Office/Retail 5.13 1000 sq.ft. GFA 10.89 309 17,282 4Freeway Commercial/Office/Retail 5.13 1000 sq.ft. GFA 10.89 94 3,157 *Light Industrial 2.55 1000 sq.ft. GFA 15.24 1,369 53,138 Public Institutional 1.72 1000 sq.ft. GFA 15.24 497 13,063 Residential Residential High Density 2.60 DU 16 181 7,521 Residential Medium Density 3.90 DU 4 34 535 Residential Low Density 3.90 DU 2 2,755 21,506 Parks and Open Space 0.38 Acres 1 905 340 Total 6,144 116,541 * Assumed 77% of the existing developed non-residential is industrial Year 2021 TOTAL SERVICE UNITS1 Unit of Trip No. of Land Use (Veh-Mi/Dev Unit) Generation Units per Acre2 Acres Veh-Mile3 Commercial Commercial/Office/Retail 5.13 1000 sq.ft. GFA 10.89 480 26,781 4Freeway Commercial/Office/Retail 5.13 1000 sq.ft. GFA 10.89 689 23,085 Light Industrial 2.55 1000 sq.ft. GFA 15.24 1,578 61,267 Public Institutional 1.72 1000 sq.ft. GFA 15.24 497 13,074 Residential Residential High Density 2.60 DU 16 181 7,521 Residential Medium Density 3.90 DU 4 512 7,993 Residential Low Density 3.90 DU 2 2,756 21,509 Parks and Open Space 0.38 Acres 1 1,183 445 Total 7,875 161,674 Difference 2011-2021 TOTAL SERVICE UNITS1 Unit of Trip No. of Land Use (Veh-Mi/Dev Unit) Generation Units per Acre2 Acres Veh-Mile3 Commercial Commercial/Office/Retail 5.13 1000 sq.ft. GFA 10.89 170 9,499 4Freeway Commercial/Office/Retail 5.13 1000 sq.ft. GFA 10.89 595 19,929 Light Industrial 2.55 1000 sq.ft. GFA 15.24 209 8,129 Public Institutional 1.72 1000 sq.ft. GFA 15.24 011 Residential Residential High Density 2.60 DU 16 00 Residential Medium Density 3.90 DU 4 478 7,458 Residential Low Density 3.90 DU 2 00 Parks and Open Space 0.38 Acres 1 279 105 Total 1,732 45,131 ACRES TO UNIT OF TRIP GENERATION CONVERSION FACTORS Number of Dwelling Units per Acre Notes: (High Density) 16 units per acre 1 See Average Land Use Trip Calculations 2 See Trip Generation Conversion Factors Number of Dwelling Units per Acre 3 Calculated by multiplying the Total Service Units by the No. of units (Medium Density) 4 units per acre per Acres by the Acres provided in the land use assumptions 4 Reduce the Freeway Commercial/Office/Retail by 40%. Number of Dwelling Units per Acre The 40% represents the number of trips added to the (Low Density) 2 units per acre Freeway system and not the Coppell Roadway System Gross Floor Area per Acre (Commercial) 25% coverage 10.89* sq ft per acre Gross Floor Area per Acre (Light Industrial) 35% coverage 15.24* sq ft per acre Gross Floor Area per Acre (Public Institutional) 35% coverage 15.24* sq ft per acre *all #'s are for 1,000 square feet INCREASE IN VEH-MILES Projected Vehicle Miles of New Demand YEAR 2011 (EXISTING) YEAR 2021 (PROJECTED) Freese and Nichols, Inc. 4055 International Plaza, Ste. 200 Fort Worth, Texas 76109-4895 Water, Wastewater and Roadway Impact Fee Report  City of Coppell  Appendix F  Engineer’s Opinion of Probable Construction  Cost     OPINION OF PROBABLE CONSTRUCTION COST SCHEMATIC DESIGN PHASE TEAGUE NALL AND PERKINS, INC. CONSULTING ENGINEERS CLIENT: CITY OF COPPELL DESCRIPTION: WEST SANDY LAKE ROAD - PHASE II (COPPELL ROAD NORTH TO DENTON TAP ROAD) DATE: APRIL 2004 ITEM NO. DESCRIPTION OF ITEMS QUANTITY UNIT UNIT COST TOTAL PAVING IMPROVEMENTS 1 RIGHT-OF-WAY PREPARATION 7820 STA $25.00 $195,500 2 MOBILIZATION 1 LS $200,000.00 $200,000 3 CONCRETE REMOVAL 5000 SY $5.00 $25,000 4 HMAC REMOVAL 17100 SY $5.00 $85,500 5 UNCLASSIFIED STREET EXCAVATION 50000 CY $6.00 $300,000 6 8" CEMENT STABLIZED SUBGRADE 44000 SY $1.85 $81,400 7 CEMENT STABLIZATION (42#/SY) 924 TON $85.00 $78,540 8 8" REINFORCED CONCRETE PAVEMENT 42400 SY $27.50 $1,166,000 9 8" ENHANCED PAVEMENT 1500 SY $100.00 $150,000 10 REMOVE 6" HMAC PAVEMENT TRANSITION 1450 SY $5.00 $7,250 11 STEPPED BLOCK RETAINING WALLS 750 SF $25.00 $18,750 12 6" REINFORCED CONCRETE DRIVEWAY 800 SY $30.00 $24,000 13 PVC CONDUIT 5800 LF $10.00 $58,000 14 PAVEMENT MARKINGS AND SIGNAGE 1 LS $80,000.00 $80,000 15 BARRICADES, SIGNS & TRAFFIC CONTROL 1 LS $200,000.00 $200,000 16 EROSION CONTROL 1 LS $50,000.00 $50,000 17 10' BIKE PATH 53100 SF $3.50 $185,850 18 5' SIDEWALK 25650 SF $3.00 $76,950 19 STREET LIGHT FOUNDATION 60 EA $2,000.00 $120,000 20 RESTORE PARKWAYS 7820 STA $20.00 $156,400 21 RESTORE/RECONSTRUCT EXISTING IRRIGATION 1 LS $30,000.00 $30,000 SUBTOTAL PAVING $3,289,140 BRIDGE IMPROVEMENTS 1 DEMO EXISTING BRIDGE 1 EA $35,000.00 $35,000 2 FLEXIBLE BASE 280 CY $50.00 $14,000 3 18" DRILL PIERS 152 LF $60.00 $9,120 4 30" DRILLED PIERS 375 LF $90.00 $33,750 5 CONCRETE ABUTMENTS 105 CY $550.00 $57,750 6 CONCRETE BENTS 83 CY $600.00 $49,800 7 8" THICK BRIDGE DECK 13004 SF $12.00 $156,048 8 EXPOXY WATERPROOFING 3650 SF $1.00 $3,650 9 CONCRETE SURFACE TREATMENT 12716 SF $1.50 $19,074 10 TYPE C PRESTRESSED CONCRETE GIRDERS 1581 LF $70.00 $110,670 11 CONCRETRE RIP-RAP 175 CY $250.00 $43,750 12 STRUCTURAL STEEL - ARMOR JOINT 6400 LB $4.00 $25,600 13 SPECIAL TRAFFIC / PEDESTRIAN RAIL 193 LF $125.00 $24,125 14 SPECIAL TRAFFIC / BICYCLE RAIL 386 LF $140.00 $54,040 15 CONCRETE APPROACH SLABS 144 CY $250.00 $36,000 16 METAL BEAM GUARD FENCE 400 LF $25.00 $10,000 17 ELECTRICAL CONDUIT 880 LF $3.00 $2,640 18 LIGHT STANDARDS 4 EA $1,500.00 $6,000 19 ENHANCED PAVEMENT 2175 SF $5.00 $10,875 SUBTOTAL BRIDGE $701,892 WATER IMPROVEMENTS 1 RELOCATE / ADJUST 24" WATER LINE 700 LF $150.00 $105,000 2 RELOCATE MISC. WATER (HYDRANTS, VALVES, ETC) 1 LS $50,000.00 $50,000 SUBTOTAL WATER $155,000 SANITARY SEWER IMPROVEMENTS 1 8" SS LINE 230 LF $100.00 $23,000 2 ADJUST MH & MISC. 1 LS $10,000.00 $10,000 SUBTOTAL SANITARY SEWER $33,000 UTILITY ADJUSTMENTS 1 RELOCATE TXU OVERHEAD TRASMISSION POLES 4 EA $10,000.00 $40,000 SUBTOTAL UTILITY ADJUSTMENT $40,000 STORM DRAIN IMPROVEMENTS 1 DEMO RCP STORM DRAIN 849 LF $7.50 $6,368 2 DEMO HEADWALLS 6 EA $500.00 $3,000 3 CONNECT TO EXISTING RCP 7 EA $400.00 $2,800 4 CONNECT TO EXISTING 10x8 RCB 1 EA $1,500.00 $1,500 5 5'X3' RCB 385 LF $215.00 $82,775 6 6'X3' RCB 190 LF $225.00 $42,750 7 6'X4' RCB 440 LF $230.00 $101,200 8 9'X6' RCB 130 LF $300.00 $39,000 9 10'X8' RCB 50 LF $360.00 $18,000 10 48" CLASS III RCP 240 LF $100.00 $24,000 11 42" CLASS III RCP 110 LF $95.00 $10,450 12 39" CLASS III RCP 85 LF $90.00 $7,650 13 36" CLASS III RCP 440 LF $70.00 $30,800 14 33" CLASS III RCP 275 LF $65.00 $17,875 15 30" CLASS III RCP 185 LF $60.00 $11,100 16 27" CLASS III RCP 50 LF $55.00 $2,750 17 24" CLASS III RCP 665 LF $50.00 $33,250 18 21" CLASS III RCP 455 LF $45.00 $20,475 19 18" CLASS III RCP 900 LF $40.00 $36,000 20 10' RECESSED CURB INLET 6 EA $2,500.00 $15,000 21 12' RECESSED CURB INLET 5 EA $2,750.00 $13,750 22 14' RECESSED CURB INLET 5 EA $3,000.00 $15,000 23 20' RECESSED CURB INLET 5 EA $3,500.00 $17,500 24 4' COMBINATION INLET 1 EA $2,500.00 $2,500 25 6x6 DROP INLET 1 EA $5,000.00 $5,000 26 6' SQUARE MANHOLE 2 EA $5,000.00 $10,000 27 5' SQUARE MANHOLE 1 EA $4,000.00 $4,000 28 4' SQUARE MANHOLE 7 EA $3,000.00 $21,000 29 TRENCH SAFETY 4600 LF $2.00 $9,200 30 WINGWALL FOR MBC 9x6 1 EA $10,000.00 $10,000 SUBTOTAL DRAINAGE $614,693 TRAFFIC SIGNAL IMPROVEMENT 1 SIGNALIZATION FOR 2 INTERSECTIONS 1 LS $155,000.00 $155,000 SUBTOTAL SIGNALIZATION $155,000 LANDSCAPING / IRRIGATION 1 WEST SANDY LAKE ROAD 1 LS $500,000.00 $500,000 2 404 MITIGATION 1 LS $50,000.00 $50,000 SUBTOTAL LANDSCAPING $550,000 OPINION OF PROBABLE CONSTRUCTION COST SCHEMATIC DESIGN PHASE TEAGUE NALL AND PERKINS, INC. CONSULTING ENGINEERS CLIENT: CITY OF COPPELL DESCRIPTION: WEST SANDY LAKE ROAD - PHASE II (COPPELL ROAD NORTH TO DENTON TAP ROAD) DATE: APRIL 2004 COST OPINION SUMMARY-PHASE II I PAVING IMPROVEMENTS $3,289,140 II BRIDGE IMPROVEMENTS $701,892 III WATER IMPROVEMENTS $155,000 IV SANITARY SEWER IMPROVEMENTS $33,000 V UTILITY ADJUSTMENTS $40,000 VI STORM DRAIN IMPROVEMENTS $614,693 VII TRAFFIC SIGNAL IMPROVEMENTS $155,000 VIII LANDSCAPING IMPROVEMENTS $550,000 SUBTOTAL $5,538,725 CONTINGENCY (10%) $553,870 CONSTRUCTION TOTAL $6,093,000 FLOODPLAIN/ENVIRONMENTAL APPLICATION FEES $9,000 PROJECT TOTAL $6,102,000 Roadway Description:Quantity Unit Roadway Length 3,400 LF Right-of-Way Width 110 FT Roadway Width (BOC - BOC) 66 FT Undivided Roadway = 1 , Divided Roadway = 2 2 Item No. Item Description Quantity Unit Unit Cost Total Cost 1 Mobilization (5% of Construction Cost) 1 LS $100,000.00 $100,000 2 Right of Way Preparation 10 ACRE $2,000.00 $20,000 3 Unclassified Street Excavation or Embankment 8,400 CY $10.00 $84,000 4 8" Reinforced Concrete Pavement 27,500 SY $28.00 $770,000 5 8" Lime or Cement Stabilized Subgrade 28,300 SY $4.00 $113,200 6 Lime or Cement for Stabilization (40lbs/SY) 600 TON $100.00 $60,000 7 6" Monolithic Curb 15,000 LF $5.00 $75,000 8 Sidewalk and Ramps 34,000 SF $4.00 $136,000 9 Drainage Improvements (RCP, Inlets, MH, Outfalls) 1 LS $251,640.00 $251,640 10 Traffic Signals 1 LS $120,000.00 $120,000 11 Hydromulching 13,600 SY $1.00 $13,600 12 Top Soil 13,600 SY $2.00 $27,200 13 Pavement Markings & Signage 13,600 LF $1.00 $13,600 14 Traffic Control 1 LS $33,000.00 $33,000 15 Erosion Control 1 LS $20,000.00 $20,000 16 Landscaping and Irrigation 1 LS $65,000.00 $65,000 17 Lighting (Foundations, Poles, Conduit, Conductors) 30 EA $4,000.00 $120,000 Subtotal Construction Cost Estimate $2,022,300 Contingency 20% $404,500 Total Construction Cost Estimate $2,426,800 Right-of-Way Cost 374,000 SF $4.00 $1,496,000.00 Engineering Services (15% of Construction Cost) 15.0%$364,100.00 Surveying Services (3% of Construction Cost)3.0%$72,900.00 Geotechnical Services (1% of Construction Cost) 1.0%$24,300.00 Testing (1% of Construction Cost) 1.0%$24,300.00 *Total Capital Cost (Based on Unit Prices for Nov. 2011) $4,409,000.00 *Total Capital Cost Per Foot $1,300.00 *Future Capital Cost (Based on 3% Inflation for 10 years) $5,926,000.00 *This estimate does not include Legal, Administration, or Financial Cost Note: The city is only responsible for 20% of cost 6-Lane Divided Principal Arterial from SH 121 to Sandy Lake Road Date Performed: 11/28/11 City of Coppell, Texas Conceptual Engineer's Opinion of Probable Construction Cost Estimate Freeport Parkway Project Summary: Roadway Description:Quantity Unit Roadway Length 4,050 LF Right-of-Way Width 95 FT Roadway Width (BOC - BOC) 50 FT Undivided Roadway = 1 , Divided Roadway = 2 2 Item No. Item Description Quantity Unit Unit Cost Total Cost 1 Mobilization (5% of Construction Cost) 1 LS $160,000.00 $160,000 2 Right of Way Preparation 10 ACRE $2,000.00 $20,000 3 Pavement Removal 12,400 SY $8.00 $99,200 4 Unclassified Street Excavation or Embankment 7,500 CY $10.00 $75,000 5 8" Reinforced Concrete Pavement 24,800 SY $28.00 $694,400 6 8" Lime or Cement Stabilized Subgrade 25,800 SY $4.00 $103,200 7 Lime or Cement for Stabilization (40lbs/SY) 600 TON $100.00 $60,000 8 6" Monolithic Curb 17,900 LF $5.00 $89,500 9 Sidewalk and Ramps 40,500 SF $4.00 $162,000 10 Bridge 1 LS $1,300,000.00 $1,300,000 11 Drainage Improvements (RCP, Inlets, MH, Outfalls) 1 LS $261,000.00 $261,000 12 Traffic Signals 1 LS $120,000.00 $120,000 13 Hydromulching 16,700 SY $1.00 $16,700 14 Top Soil 16,700 SY $2.00 $33,400 15 Pavement Markings & Signage 16,200 LF $1.00 $16,200 16 Traffic Control 1 LS $39,000.00 $39,000 17 Erosion Control 1 LS $24,000.00 $24,000 18 Landscaping and Irrigation 1 LS $30,000.00 $30,000 19 Lighting (Foundations, Poles, Conduit, Conductors) 0 EA $4,000.00 $0 Subtotal Construction Cost Estimate $3,303,600 Contingency 20% $660,800 Total Construction Cost Estimate $3,964,400 Right-of-Way Cost 45,000 SF $4.00 $180,000.00 Engineering Services (15% of Construction Cost) 15.0%$594,700.00 Surveying Services (3% of Construction Cost)3.0%$119,000.00 Geotechnical Services (1% of Construction Cost) 1.0%$39,700.00 Testing (1% of Construction Cost) 1.0%$39,700.00 *Total Capital Cost (Based on Unit Prices for Nov. 2011) $4,938,000.00 *Total Capital Cost Per Foot $1,220.00 *Future Capital Cost (Based on 3% Inflation for 10 years) $6,637,000.00 *This estimate does not include Legal, Administration, or Financial Cost Note: The city is only responsible for 20% of cost 4-Lane Divided Local Arterial from Ruby Rd to Sandy Lake Rd Date Performed: 11/28/11 City of Coppell, Texas Conceptual Engineer's Opinion of Probable Construction Cost Estimate Freeport Parkway Project Summary: Water, Wastewater and Roadway Impact Fee Report  City of Coppell  Appendix G  Roadway Improvements Plan Project CIP  Service Units of Supply    Length Length Lanes Type Veh-MiProject Roadway From To (Feet) (Mile) Capacity % in Veh-Mi Veh-Mi Excess Total TotalPk-Hr A B Service Total Total Capacity Project Project Per lane Northbound Southbound Area Supply Demand Peak-Hour Cost CostEastbound Westbound Peak-Hour Peak-Hour Veh-Mi w/ FinancingRECOUPEMENT PROJECTS1* SANDY LAKE ROAD CITY LIMIT (WEST) COPPELL ROAD 4980 0.94 4 C4D 625 312 465 100% 2,358 733 1,625 $4,697,908 $6,296,0002* SANDY LAKE ROAD MACARTHUR BLVD CITY LIMIT (EAST) 4920 0.93 4 C4D 625 565 1,401 100% 2,330 1,832 498 $5,193,720 $6,960,0003* BETHEL ROAD CITY LIMIT (WEST) FREEPORT PKWY 6430 1.22 4 C4D 625 373 328 100% 3,045 853 2,192 $7,280,321 $9,756,0004* SOUTHWESTERN BLVD COPPELL ROAD DENTON TAP ROAD 1500 0.28 4 C4U 440 197 154 100% 500 100 400 $1,204,349 $1,614,0005* MACARTHUR BLVD. BETHEL SCHOOL ROAD BELT LINE ROAD 2630 0.50 6 P6D 700 1,419 745 100% 2,092 1,078 1,014 $325,394 $437,000EXPANSION PROJECTS6* SANDY LAKE ROAD COPPELL ROAD DENTON TAP ROAD 5870 1.11 4 C4D 625 645 682 100% 2,779 1,475 1,304 $6,102,000 $8,177,0007** FREEPORT PKWY SH 121 SANDY LAKE ROAD 3170 0.60 6 P6D 700 0 0 100% 2,522 0 2,522 $881,800 $1,182,0008** FREEPORT PKWY RUBY ROAD SANDY LAKE ROAD 3940 0.75 4 C4D 625 758 128 100% 1,866 661 1,204 $987,600 $1,324,000Subtotal6.33 17,491 6,732 10,759 $26,673,091 $35,746,000Hourly Vehicle-MileCapacity per LaneMile of Roadway Facility Roadway Facility Type Designation for LOS "C/D"Principal Arterial - Divided P6D 700Divided Local Arterials C4D 625Undivided Collectors - 4 lane C4U 440Undivided Collectors - 2 Lane C2U 350 PM Peak-Hour VolumeDirectionCoppell Roadway Impact Fee - 2011Roadway Improvements Plan ProjectCIP Service Units of Supply Water, Wastewater and Roadway Impact Fee Report  City of Coppell  Appendix H  Land Use Vehicle‐Mile Equivalency Table      LAND USE ITE Land Use1ITE Land Use Development Trip Generation No. of Pass By Diverted Average Average Land Use Trip NCTCOG5 1/2 Trip Average Total Service UnitsCode UnitRate2StudiesRate3Trips4Trip Rate Rate with deductions Trip Length LengthTrip Length6(Veh-Mi/Dev Unit)7Commercial / Office / RetailGeneral Office 710 1000 sq. ft. 1.49 235 0 0 9.60 4.80Medical-Dental Office 720 1000 sq. ft. 3.46 43 0 0 9.60 4.80Electronic Superstore 863 1000 sq. ft. 4.5 3 0.4 0.33 3.90 1.95Pharmacy with drive thru 881 1000 sq. ft. 10.35 19 0.49 0.13 1.50 0.75Toy Superstore 864 1000 sq. ft. 4.99 2 0 0 4.30 2.15Specialty Retail Center 814 1000 sq. ft. 2.71 5 0 0 3.10 1.55Free standing Discount Superstore 813 1000 sq. ft. 4.61 64 0.28 0 3.80 1.90Apparel Store 876 1000 sq. ft. 3.83 7 0 0 3.10 1.55Resturant 932 1000 sq. ft. 11.15 46 0.43 0.17 3.80 1.90Shopping Center 820 1000 sq. ft. 3.73 412 0.34 0.19 6.40 3.20Super market 850 1000 sq. ft. 10.5 40 0.36 0.31 2.10 1.05Fast food with drive thru 934 1000 sq. ft. 33.84 118 0.49 0.11 4.30 2.15Automotive Care Center 942 1000 sq. ft. 3.38 5 0 0 4.50 2.25Hotel 310 Rooms 0.59 25 0 0 6.40 3.20Bank with Drive Thru 912 1000 sq. ft. 25.82 71 0.47 0.26 2.50 1.25Home Improvement Superstore 862 1000 sq. ft. 2.37 39 0.48 0.09 3.90 1.95Auto Parts Sales 843 1000 sq. ft. 5.98 5 0.43 0.13 2.30 1.15Garden Center 817 1000 sq. ft. 3.8 12 0 0 3.10 1.55Arts and Crafts Store 879 1000 sq. ft. 6.21 2 0 0 2.30 1.15Convenience Market with Gasoline Pu853 Fueling Positions 19.07 54 0.66 0.18 1.80 0.90Furniture Store 890 1000 sq. ft. 0.45 19 0.53 0.16 4.80 2.40Discount Club 857 1000 sq. ft. 4.24 25 0 0 4.00 2.52 2.30 1.15 2.035.13Light IndustrialGeneral Light Industrial 110 1000 sq. ft. 0.97 27 0 0 6.60 3.30Industrial Park 130 1000 sq. ft. 0.86 42 0 0 6.60 3.30Manufacturing 140 1000 sq. ft. 0.73 56 0 0 6.60 3.30Mini Warehouse (Self Storage) 151 1000 sq. ft. 0.26 13 0 0 6.60 3.30Utilities 170 1000 sq. ft. 0.76 3 0 0 0.77 0.77 6.60 3.30 3.302.55Public Institutional Middle/Jr high school 522 1000 sq. ft. 1.19 9 0 0 4.20 2.10Private School (K-8) 534 Students 0.6 8 0 0 4.20 2.10High School 530 1000 sq. ft. 0.97 22 0 0 4.20 2.10Day Care Center 565 Students 0.82 71 0 0 4.20 2.10Jr. / Community College 540 Students 0.12 5 0 0 6.00 3.00Church 560 1000 sq. ft. 0.55 12 0 0 0.81 0.81 2.90 1.45 2.141.72Residential - High DensityApartment 220 DU 0.62 90 0 0 0.62 0.62 8.40 4.20 4.202.60Residential - Medium/Low DensitySingle-family detached housing 210 DU 1.01 314 0 0 8.40 4.20Residential Condominium / Townhous230 DU 0.52 62 0 0 0.93 0.93 8.40 4.20 4.203.90Parks and Open SpaceCity Park 411 acres 0.16 3 0 0 0.16 0.16 4.70 2.35 2.350.38Notes:1 Source ITE Trip Generation Manual 8th Edition2 Average number of PM peak hour trips per development unit3 Source Trip Generation Handbook, 2nd Edition4 Source Trip Generation Handbook, 2nd Edition5 Source NCTCOG 1984 & 1994 Workplace Survey and 2001 National Household Travel Survey6 Minimum average value of 1/2 trip length or 6 miles7 Calculated by multiplying the average trip length by the average trip rate w/ deductions CITY OF COPPELLAVERAGE LAND USE TRIP CALCULATIONS