BP 2014-02-20 PZ
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NOTICE OF PUBLIC HEARING & AGENDA
PLANNING & ZONING COMMISSION
February 20, 2014
COMMISSIONERS:
Edmund Haas – Chairman
Glenn Portman – Vice Chairman
Doug Robinson
Ed Darling
Justin Goodale
Sue Blankenship
Vijay Sarma
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
20, 2014, 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 January16, 2014.
4. Consider approval of North Lake Estates, Lot 17R, (Cavalry Construction), Site Plan,
site plan approval to allow the development of a one-story, 4,799-square-foot
professional office (including 720 square feet of covered patio areas) with a detached
garage on 0.77 acres of property located at the northeast corner of Howell Drive and
Southwestern Boulevard, at the request of Didyk, Fuller, Jones & Lock, LLC, being
represented by Jim Dewey Jr., JDJR Engineers and Consultants, Inc.
STAFF REP.: Matt Steer
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5. PUBLIC HEARING:
Consider approval of the North Lake Estates, Lot 17R, (Cavalry Construction),
Replat, being a replat of Lots 17 & 18 of Northlake Estates to establish easements to
allow an office building with a detached garage on 0.77 acres of property located at the
northeast corner of Howell Drive and Southwestern Boulevard, at the request of Didyk,
Fuller, Jones & Lock, LLC, being represented by Jim Dewey Jr., JDJR Engineers and
Consultants, Inc.
STAFF REP.: Matt Steer
6. PUBLIC HEARING:
Consider approval of the Red Hawk Addition, Lot 1R, Block A, Replat, being a replat
of Lots 1 & 2, Block A, into one lot to allow the construction of one single-family home
on 0.7 acres of property located at the northwest corner of Bethel School Road and
Blackburn Drive (131 & 135 Blackburn Dr.) at the request of Crest Stone Group, Ltd.,
being represented by L. Lynn Kadleck, Kadleck & Associates.
STAFF REP.: Marcie Diamond
7. Consider approval of the Blackberry Farm, Final Plat, a final plat to subdivide 54.8
acres of property to permit the development of 82 single-family lots and five (5) common
area lots located on the north side of Sandy Lake Road, approximately 750 feet northeast
of Starleaf Street (extended), at the request of Crest Stone Group, Ltd., being represented
by L. Lynn Kadleck, Kadleck & Associates.
STAFF REP.: Marcie Diamond
8. Update on Council action for planning agenda items on February 11, 2014:
A. An Ordinance for Case No. PD-257R-C, E-Care Coppell, a zoning change from
PD-257-C to PD-257R-C, to allow the development of a 10,260 square-foot, 24-
hour emergency room on 1.32 acres of property located north of the northeast
corner of South Denton Tap Road.
B. An Ordinance for Case No. PD-268-C, Northlake Woodlands Center Retail, a
zoning change from C to PD-268-C, to allow the development of a 4,930-square-
foot retail building to accommodate a pharmacy and a dry cleaners, both with
drive-thru facilities on 0.69 acres of property located at the northeast corner of S.
Denton Tap Road and Bethel School Road.
C. Coppell Town Center Addition, Lots 1R & 2R, Block 1, Replat, being a replat
of Lot 1, Block 1, Coppell Town Center into two lots for the purpose of
establishing Lot 1R for the Town Center Building located at 255 Parkway Blvd
and Lot 2R for Fire Station #3 (133 Parkway Blvd.) and the Coppell Justice
Center (130 Town Center Blvd.) on property totaling 13.175 acres.
D. Case No. PD-265-TH-1, Canterbury Court, a zoning change request from LI to
PD-265-TH-1, to allow the development of 15 single-family lots and two (2)
common area lots on three (3) acres of property located on the north side of East
Belt Line Road, west of Moore Road
E. Canterbury Court, Preliminary Plat, to allow the development of 15 single-
family lots and two (2) common area lots on three (3) acres of property located on
the north side of East Belt Line Road, west of Moore Road.
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F. Case No. PD-270-RBN, The Avenue at Denton Tap, a zoning change request
from C to PD-270-RBN, to allow 29 multifamily units and 8,575 square feet of
office/retail uses on 1.77 acres of property located at the northwest corner of
Southwestern Boulevard and South Denton Tap Road.
9. Slide Presentation – ‘Small Business Assistance’, Matt Steer.
10. Discussion Item – ‘Draft of Mixed Use Zoning District Proposal’, Marcie Diamond.
11. Director’s Comments.
ADJOURNMENT
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 14th day of February, 2014 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 officials at (972) 462-0022, or (TDD
1-800-RELAY, TX, 1-800-735-2989).
MIN011614
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MINUTES OF JANUARY 16, 2014
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 16, 2014, in the Council Chambers of Coppell Town Center, 255
Parkway Boulevard, Coppell, Texas. The following Commissioners were present:
COMMISSIONERS:
Edmund Haas – Chairman
Doug Robinson
Ed Darling
Glenn Portman
Sue Blankenship
Vijay Sarma
Commissioner Goodale was not present.
Also present were Assistant Director of Planning, Marcie Diamond; City Planner, Matthew Steer;
Assistant Director of Engineering, Michael Garza; Economic Development Coordinator, Mindi Hurley
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.
2. Work Session.
A. Briefing on City Council Work Session item at the January 14th meeting.
REGULAR SESSION: (Open to the Public)
3. Call to Order & Welcome New Commissioner.
Chairman Haas called the meeting to order and welcomed new Commissioner Sue Blankenship to
the Planning Commission.
4. Nomination and Election of Chairman and Vice Chairman.
Commissioner Robinson made a motion to nominate and elect Commissioner Haas as Chairman,
Commissioner Portman seconded; motion carried (6-0), with Commissioners Sarma, Robinson,
Haas, Blankenship, Darling, and Portman voting in favor. None opposed.
Commissioner Robinson made a motion to nominate and elect Commissioner Portman as Vice
Chairman, Chairman Haas seconded; motion carried (6-0), with Commissioners Sarma, Robinson,
Haas, Blankenship, Darling, and Portman voting in favor. None opposed.
ITEM # ITEM DESCRIPTION
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5. Consider approval of the minutes for December 19, 2013.
Commissioner Portman made a motion to approve the minutes for December 19, 2013, as written.
Commissioner Sarma seconded; motion carried (5-0), with Commissioners Sarma, Robinson,
Haas, Darling, and Portman voting in favor. None opposed.
6. Consider approval of a six-month extension to the expiration date (February 16, 2014) for
the Belmont Landing, Final Plat, to develop 55 single-family lots and three (3) common area
lots on 15.18 acres of property located on the south side of E. Belt Line Road approximately
450 feet west of S. MacArthur Boulevard.
STAFF REP.: Marcie Diamond
Presentation:
Assistant Director of Planning, Marcie Diamond reviewed the history of this case with the
Commission and stated that staff is recommending approval of a six-month extension to the
expiration date at the applicant’s request.
Action:
Commissioner Portman made a motion to approve a six-month extension to the expiration date for
the Belmont Landing, Final Plat. Chairman Haas seconded; motion carried (6-0), with
Commissioners Sarma, Robinson, Haas, Blankenship, Darling, and Portman voting in favor.
None opposed. The new expiration date is August 16, 2014.
7. PUBLIC HEARING:
Consider approval of Case No. PD-265-TH-1, Canterbury Court, a zoning change request
from LI (Light Industrial) to PD-265-TH-1 (Planned Development-265-Town House-1), to
allow the development of 16 single-family lots and two (2) common area lots on three (3)
acres of property located on the north side of East Belt Line Road approximately 1,700 feet
west of Moore Road, at the request of Jason Rose, JR Rose Architects.
STAFF REP.: Gary Sieb
Presentation:
City Planner, Matt Steer reviewed the case history and introduced this item to the Commission
with exhibits. He stated that staff is recommending approval with conditions which he read into
the record. He also mentioned 12 notices were mailed to property owners within 200 feet of this
request; one was opposed with concerns about the TH-base zoning and none returned in favor.
Jason Rose, J.R. Architecture, 2120 Cosmos Way, Argyle, Texas, was present to represent this
case, to address questions and stated agreement with staff’s recommendations with exception to
reducing the density.
Mike Garza, City of Coppell Engineering Dept., addressed Commission’s concerns about the
thickness and maintenance of the screening wall.
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.
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Chairman Haas closed the public hearing.
Action:
After much discussion, Commissioner Darling made a motion to approve Case No. PD-265-TH-1,
Canterbury Court, a zoning change request from LI (Light Industrial) to PD-265-TH-1 (Planned
Development-265-Town House-1), subject to the following revised conditions:
1. Reduce density to 15 lots, eliminating Lot #4.
2. Increase side yard setbacks to five feet.
3. Redesign screen wall to be more substantial.
4. Tree removal permit required before start of construction.
5. Park Development fees of $1,285 per residential lot.
6. Trees on Landscape Plan and Site Plan do not track.
7. Plant material list missing from Landscape Plan
Commissioner Robinson seconded; motion carried (6-0), with Commissioners Sarma, Robinson,
Haas, Blankenship, Darling, and Portman voting in favor. None opposed.
8. Consider approval of the Canterbury Court, Preliminary Plat, to allow the development of
16 single-family lots and two (2) common area lots on three (3) acres of property located on
the north side of East Belt Line Road approximately 1,700 feet west of Moore Road, at the
request of Jason Rose, JR Rose Architects.
STAFF REP.: Gary Sieb
Presentation:
City Planner, Matt Steer introduced this companion case to the Commission with exhibits. He
stated that staff is recommending approval with conditions which he read into the record.
Jason Rose, J.R. Architecture, 2120 Cosmos Way, Argyle, Texas, was present to represent this
case, to address questions and stated agreement with staff’s recommendations.
Action:
Commissioner Portman made a motion to approve the Canterbury Court, Preliminary Plat,
subject to the following revised conditions:
1. There will be additional comments during detailed engineering plan review.
2. Obtain all approvals required by the City of Dallas.
3. Subdivision name is wrong on Preliminary Plat—should be Canterbury Court.
4. Reduce density to 15 lots, eliminating Lot #4.
Commissioner Blankenship seconded; motion carried (6-0), with Commissioners Sarma,
Robinson, Haas, Blankenship, Darling, and Portman voting in favor. None opposed.
9. PUBLIC HEARING:
Consider approval of Case No. PD-270-RBN, The Avenue at Denton Tap, a zoning change
request from C (Commercial) to PD-270-RBN (Planned Development-270-Residential Urban
Neighborhood), to allow 29 multifamily units and 8,575 square feet of office/retail uses on
1.77 acres of property located at the northwest corner of Southwestern Boulevard and South
ITEM # ITEM DESCRIPTION
MIN011614
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Denton Tap Road, at the request of Prabhav Tella, being represented by Greg Frnka, GPF
Architects, LLC.
STAFF REP.: Matt Steer
Presentation:
City Planner, Matt Steer introduced this case to the Commission with exhibits, color board and
elevations. He mentioned 27 notices were mailed to property owners within 200 feet of this
request; one returned in favor, one was undecided and none returned in opposition. He stated that
staff is recommending approval with conditions which he read into the record.
Greg Frnka, GPF Architects, LLC., 440 W. Bethel Road, Coppell, Texas, was present to represent
this case with a slide presentation, to address questions and stated agreement with staff’s
recommendations.
Mike Garza, City of Coppell Engineering Dept., 265 Parkway Blvd., Coppell, Texas, addressed
concerns with drainage and traffic patterns in and out of the proposed subdivision.
S. I. Abed, Design Development Consultants, Inc. and Firoze Shams, Advance Transol
Consultants, addressed Commission concerns with drainage, safety and traffic issues.
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
commented (with concerns about drainage, property values, traffic and location of trash
dumpster):
Angie Diaz, 816 Bullock Street, Coppell, Texas
Christina Glidewell, 800 Bullock Street, Coppell, Texas
Harold Neal, 808 Bullock Street, Coppell, Texas
Chris Belmont, 809 Bullock Street, Coppell, Texas
Chairman Haas closed the public hearing.
After some discussion, Chairman Haas motioned to reopen the public hearing, the following
person spoke:
Reza Mansoor’l, 324 Brushy Creek Trail, Coppell, Texas, commented about traffic access
thru his property which abuts to the north.
Chairman Haas closed the public hearing.
Action:
After much discussion, Commissioner Portman made a motion to approve Case No. PD-270-RBN,
The Avenue at Denton Tap, a zoning change request from C (Commercial) to PD-270-RBN
(Planned Development-270-Residential Urban Neighborhood), subject to the following conditions:
1. Additional comments will be generated during detailed Engineering Plan Review.
2. Minor Plat approval is required prior to obtaining a building permit.
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MIN011614
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3. Park fees of $1,285 per unit shall be paid prior to building permit.
4. Draft property owners association documents are required to be submitted for attorney
review and filed at the time of plat recordation if units are sold individually.
5. A three-foot masonry wall shall be incorporated in the façades of the main building to
better screen parking area contained within the building.
6. Extend the gable elements of the building to the ground as depicted on the east elevation.
7. Include the Dairy Queen on the existing rendering and provide a rendering of the revised
building and parking lot from Southwestern and Bullock Street (view from the southwest
to the northeast).
8. Include three 150-square-foot landscape islands with an overstory tree within the
proposed surface parking area where not under the structure. No more than 15 spaces are
typically permitted without an island and one island is required at the end of each
parking row.
9. Include the six-foot brick wall details on Elevations Sheet.
10. Delete the pin mounted signage and show all blade signs. If the name of the
development is desired, depict a projecting blade sign from the northeast corner.
11. Submit Future Community Center plans to the Director of Planning for administrative
review, prior to permitting or construction.
12. Label the 25-foot right-of-way northwest of the site as City of Coppell Property. Include
Eastern Red Cedars and Nellie R. Stevens south of the existing fence.
13. Overhead electric line shall be relocated and buried.
14. List all requested variances to the RBN District in the PD Conditions table.
15. Revise the Landscape Plan to include interim and future landscaping for the “Future
Community Center” portion of the site.
16. Include a gate with controlled access (include opticom for Fire Department) at the
southwest access point off of Bullock.
17. Relocate the dumpster enclosure to the south end of the project.
Commissioner Sarma seconded; motion carried (6-0), with Commissioners Sarma, Robinson,
Haas, Blankenship, Darling, and Portman voting in favor. None opposed.
10. PUBLIC HEARING:
Consider approval of the Coppell Town Center Addition, Lots 1R & 2R, Block 1, Replat,
being a replat of Lot 1, Block 1, Coppell Town Center into two lots for the purpose of
establishing Lot 1R for the Town Center Building located at 255 Parkway Blvd and Lot 2R
for Fire Station #3 (133 Parkway Blvd.) and the Coppell Justice Center (130 Town Center
Blvd.) on property totaling 13.175 acres, at the request of Mindi Hurley, City of Coppell.
STAFF REP.: Marcie Diamond
Presentation:
Assistant Director of Planning, Marcie Diamond introduced this case to the Commission with
exhibits. She stated that staff is recommending approval with conditions which she read into the
record.
Mindi Hurley, City of Coppell, 255 Parkway Blvd. Coppell, Texas, was present to represent this
case, to address questions and stated agreement with staff’s recommendations.
ITEM # ITEM DESCRIPTION
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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 Portman made a motion to approve the Coppell Town Center Addition, Lots 1R
& 2R, Block 1, Replat, subject to the following conditions:
1. Delete “and Minor Plat” from the Title Block.
2. Revise all dates from 2013 to 2014.
3. Add the filing information in the Owners Dedication.
4. Revise the City Secretary’s Signature Block to reflect Replat vs. Minor Plat.
5. Delete Note #2 – Flood Plain/Floodway Maintenance.
6. Add a mutual access easement from the existing fire lane to the east property line.
Commissioner Robinson seconded; motion carried (6-0), with Commissioners Sarma, Robinson,
Haas, Blankenship, Darling, and Portman voting in favor. None opposed.
11. Update on Council action for planning agenda items on January 14, 2014:
A. An Ordinance for Case No. PD-269-SF-12, St Alphonsa Catholic Church, a zoning
change from S-1247R-SF-12 to PD-269-SF-12, to allow the expansion of the existing
building and parking, retention of the telecommunication facilities and to allow the
retention of the existing wood and chain link fences on the north and east property
lines, respectively, in lieu of a required masonry screening wall on 5.5 acres of
property located 200 S. Heartz Road.
B. Case No. PD-257R-C, E-Care Coppell (REVISED), a zoning change request from PD-
257-C to PD-257R-C, to attach a Detail Site Plan for the development of a 10,260
square-foot, 24-hour emergency room on 1.32 acres of property located north of the
northeast corner of South Denton Tap Road and Vanbebber Road.
C. Texas Bank Addition, Lot 1R2R, Block A, Replat, a replat of Lot 1R2, Block A, to
establish the fire lane and necessary easements for the development of a 10,260-
square-foot, 24-hour emergency room on 1.32 acres of property located north of the
northeast corner of South Denton Tap Road and Vanbebber Road.
D. Case No. PD-268-C, Northlake Woodlands Center Retail, a zoning change request
from C to PD-268-C, to attach a Detail Plan for the development of a 4,930-square-
foot retail building to accommodate a pharmacy and a dry cleaners, both with drive-
thru facilities on 0.69 acres of property located at the northeast corner of S. Denton
Tap Road and Bethel School Road.
E. Northlake Woodlands Center, Lot 2, Block A, Minor Plat, a minor plat to dedicate
right-of-way and establish easements to allow a 4,930-square-foot retail building on
0.76 acres of property located at the northeast corner of S. Denton Tap Road and
Bethel School Road.
During the Pre-Session, Assistant Planning Director, Marcie Diamond advised the Commission of
Council’s actions on January 14, 2014 and stated that Council approved all of the above-stated
items and briefed the Commission on the work session item about the 2030 Coppell Comp Plan.
ITEM # ITEM DESCRIPTION
MIN011614
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12. Director’s Comments.
Assistant Director of Planning, Marcie Diamond again welcomed the new Commissioner, Ms.
Blankenship and complemented the Commission on working thru the complicated case on
tonight’s agenda.
ADJOURNMENT
With nothing further to discuss, the meeting adjourned at approximately 9:10 p.m.
__________________________________
Edmund Haas, Chairman
__________________________________
Juanita A. Miles, Secretary
ITEM # 04
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CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
North Lake Estates, Lot 17R, (Cavalry Construction), Site Plan
P&Z HEARING DATE: February 20, 2014
C.C. HEARING DATE: March 11, 2014
STAFF REP.: Matthew S. Steer, City Planner
LOCATION: NEC of Howell Drive and Southwestern Boulevard
SIZE OF AREA: 0.77 acres of property
CURRENT ZONING: C (Commercial)
REQUEST: Site plan approval to allow the development of a one-story, 4,799-square-foot
professional office building (including 720 square feet of covered patio areas)
with a detached garage.
APPLICANT: Owner/Applicant: Representative/Engineer:
Didyk, Fuller, Jones & Lock, L.L.C. JDJR Engineering
6911 Breen Dr,, Building C Jim Dewey
Houston, Texas 77086 2500 Texas Drive, Suite 100
Phone: (281) 931-9900 Irving, Texas 75062
Email: fjones@cavalryconstruction.com Phone: (972) 252-5357
Email: jdewey@jdjr.com
HISTORY: There has not been any recent development activity on this property other than the
two drives between this property and Southwestern Blvd. constructed in 2011
with the reconstruction of Southwestern Blvd. The subdivision was recorded in
1961. The homes to the north were constructed in the late 1960's and early
1970's. Per petition of the homeowners, the property to the north was rezoned in
2002 to Planned Development -198-Single Family -7. This gave the residences a
“conforming” status to allow for legal site improvements and the associated
insurance & financing requirements. This property was never rezoned and
remains C (Commercial).
HISTORIC COMMENT: There is no historic significance documented for this property.
TRANSPORTATION: Howell Drive is a 24-foot unimproved local road within a 50-foot right-of-way.
Farmers Branch Coppell (Former Southwestern) Road is proposed to be abandoned
and incorporated as part of this site.
ITEM # 04
Page 2 of 3
SURROUNDING LAND USE & ZONING:
North: Office & Residential; S-1129R-C (Special Use Permit -1129 Revised - Commercial)
& PD-198-SF-7
East: Vacant; C (Commercial)
South: Vacant; LI (Light Industrial)
West: Business; C (Commercial)
COMPREHENSIVE PLAN:
Coppell 2030, A Comprehensive Master Plan, indicates this property as suitable
for Mixed Use Neighborhood Center which includes office uses.
DISCUSSION: As mentioned in the History section of this report, the plat for North Lake Estates
was recorded over 50 years ago and the subject property was not included within
the neighborhood rezoning in 2002; therefore, it remains C (Commercial).
The current owner of the property, Cavalry Construction, is requesting approval
for a 4,799-square-foot facility (including 720 square feet of covered patio areas)
and a 660 square foot garage, on 0.77 acres. A 0.23-acre right-of-way
abandonment for the former segment of Southwestern Boulevard (Farmers
Branch Coppell Road) will be brought to Council for consideration the same date
as this proposal. Therefore, a condition of staff’s recommendation is that this
abandonment to take place and be recorded prior to plat recordation.
Site/Landscape Plan:
While compliant with the Commercial District requirements of the Zoning
Ordinance in all aspects, including setbacks, parking, and lot coverage, there is
one point of discretion to be considered by City Council. A six-foot masonry wall
is required to separate commercial development from single family unless
Council approves an Evergreen buffer as proposed. Since this property is only
partially abutting residential, staff recommends Evergreen screening as depicted
(wrought iron fence, masonry columns and Nellie R. Stevens hedge row). The
Landscape Plan exceeds area and tree planting requirements although some
drafting issues related to the calculations still have yet to be addressed.
The primary means of access to this property will be from Southwestern
Boulevard via a reconstructed 30-foot wide drive. A fire lane is proposed to
extend on-site approximately 75 feet and is acceptable to the Fire Department.
Howell Drive will serve as an alternate means of access and is not expected to
carry much traffic. The existing drive on the east side of the site will be
demolished.
Elevations/Signage:
The building is proposed to be a combination of ledger and chop block Austin
stone. The roof is proposed to be a slate colored standing seam. The signage
shown appears to be the appropriate size, although more details will be needed at
time of permitting.
ITEM # 04
Page 3 of 3
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of this request subject to the following conditions being met:
1. Additional comments may be generated upon detailed engineering review.
2. The right-of-way being abandoned and purchased by the applicant.
3. The proposed wrought iron fence with evergreen screening on the northeast corner of the site is
allowed in lieu of the six-foot masonry wall.
4. Revise the landscape calculations table to reflect correct perimeter areas adjacent to street rights-of-
way and interior perimeter areas. Ensure the nonvehicular calculation only reflects the nonvehicular
provided (do not include perimeter or interior provided in this calculation).
5. Remove the proposed Nellie R. Stevens from the perimeter of the front yard.
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. Color Elevations
2. Site Plan
3. Landscape Plan
4. Elevations
C:\jdjrproj\2013\1116-1-13 Southwestern Blvd Coppell Calvary\1116-1-13 CIVIL PLANS two drives revised.dwg, 2/6/2014 8:09:43 PM, DWG To PDF.pc3, JDJR Engineers * Jim
7 - TEXAS RED OAK, 4" CAL., 30' O.C.
41 - DWARF BURFORD HOLLY, 5 GAL., 3' O.C.
324 - BIG BLUE LIRIOPE, 4" POTS, 12" O.C.
104 - BIG BLUE LIRIOPE, 4" POTS, 12" O.C.
13 - MUHLY GRASS, 3 GAL., 2'-6" O.C.
609 - BIG BLUE LIRIOPE, 4" POTS, 12" O.C.
10 - PURPLE DIAMOND LOROPETALUM, 5 GAL., 4' O.C.
3 - SARAH'S FAVORITE CRAPE MYRTLE, 15 GAL., 11' O.C.
14 - SHERWOOD ABELIA, 5 GAL., 3'-6" O.C.
86 - BIG BLUE LIRIOPE, 4" POTS, 12" O.C.
3 - DWARF BURFORD HOLLY, 5 GAL., 3' O.C.
4 - LIVE OAK, 4" CAL., 30' O.C.
2 - TEXAS ASH, 4" CAL., 30' O.C.
7 - LIVE OAK, 4" CAL., 30' O.C.
32" HACKBERRY TO BE REMOVED
16" HACKBERRY TO
BE REMOVED
28" ELM TO BE REMOVED
TREE #1
TREE #2
TREE #3
COMMON BERMUDA TURF
COMMON BERMUDA TURF
COMMON BERMUDA TURF
94 - 'NELLIE R. STEVENS' HOLLY, 5 GAL., 5' O.C.
5 - SHERWOOD ABELIA, 5 GAL., 3'-6" O.C.
5 - SHERWOOD ABELIA, 5 GAL., 3'-6" O.C.
SHOVEL CUT BED
EDGE (TYPICAL)
2' WIDE DECOMPOSED
GRANITE BUFFER (3"
COMPACTED D.G. WITH
STEEL EDGING BORDER
AND FELT LANDSCAPE
FABRIC UNDERNEATH)
The owner, tenant and their agent, if any shall be jointly and severally responsible
for the maintenance of all landscaping. All required landscaping shall be maintained
in a neat and orderly manner at all times. This shall include mowing, edging, pruning,
fertilizing, watering, weeding, and other such activities common to the maintenance
of landscaping. Landscaped areas shall bekept free of trash, litter, weeds and other
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QUANTITY COMMON NAME SPECIFIC NAME SIZE NOTES
11 LIVE OAK QUERCUS VIRGINIANA 4" CAL.10' MIN HT, 5' MIN. SPR, 4' CT, NURSERY GROWN B&B OR CONT.
6 TEXAS RED OAK QUERCUS BUCKLEYI 4" CAL.10' MIN HT, 5' MIN. SPR, 4' CT, NURSERY GROWN B&B OR CONT.
2 TEXAS ASH FRAXINUS TEXENSIS 4" CAL.10' MIN HT, 5' MIN. SPR, 4' CT, NURSERY GROWN B&B OR CONT.
3 'SARAH'S FAVORITE' CRAPE MYRTLE
ABELIA GRANDIFLORA 'SHERWOOD'
15 GAL.6' MIN HT, 3' MIN. SPR, 3 OR 5 CANES, NURSERY GROWN
24 'SHERWOOD' ABELIA
LAGERSTROEMIA INDICA 'SARAH'S FAVORITE'
3 GAL.10" MIN HT, 12" MIN. SPR, NURSERY GROWN CONT.
10 PURPLE DIAMOND LOROPETALUMLOROPETALUM CHINENSIS 'PURPLE DIAMOND'3 GAL.10" MIN HT, 12" MIN. SPR, NURSERY GROWN CONT.
1,037 BIG BLUE LIRIOPE LIRIOPE MUSCARI 'BIG BLUE'4" POTSROOTED, HEALTHY, NURSERY GROWN CONT.
13,651 COMMON BERMUDA CYNODON DACTYLON SFHYDROMULCH (APRIL 15-SEPT 1 ONLY, SOD OTHERWISE)
PLANT TABULATION
ALL QUANTITIES ARE ESTIMATED AND ARE TO BE VERIFIED BY THE CONTRACTOR
ILEX CHINENSIS 'DWARF BURFORDII'44 'DWARF BURFORD' HOLLY 5 GAL.30" MIN HT, 15" MIN. SPR, NURSERY GROWN CONT.
ILEX X 'NELLIE R. STEVENS'94 'NELLIE R. STEVENS' HOLLY 5 GAL.30" MIN HT, 15" MIN. SPR, NURSERY GROWN CONT.
13 MUHLY GRASS MUHLENBERGIA CAPILLARIS 3 GAL.ROOTED, HEALTHY, NURSERY GROWN CONT.
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Phase:
ITEM # 05
Page 1 of 2
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
North Lake Estates, Lot 17R, (Cavalry Construction), Replat
P&Z HEARING DATE: February 20, 2014
C.C. HEARING DATE: March 11, 2014
STAFF REP.: Matthew S. Steer, City Planner
LOCATION: NEC of Howell Drive and Southwestern Boulevard
SIZE OF AREA: 0.77 acres of property
CURRENT ZONING: C (Commercial)
REQUEST: A replat of Lots 17 & 18 of Northlake Estates to establish easements to allow an
office building with a detached garage.
APPLICANT: Owner/Applicant: Representative/Engineer:
Didyk, Fuller, Jones & Lock, L.L.C. JDJR Engineering
6911 Breen Dr,, Building C Jim Dewey
Houston, Texas 77086 2500 Texas Drive, Suite 100
Phone: (281) 931-9900 Irving, Texas 75062
Email: fjones@cavalryconstruction.com Phone: (972) 252-5357
Email: jdewey@jdjr.com
HISTORY: There has not been any recent development activity on this property other than the
two drives between this property and Southwestern Blvd. constructed in 2011
with the reconstruction of Southwestern Boulevard. The subdivision was
recorded in 1961. The homes to the north were constructed in the late 1960's and
early 1970's. Per petition of the homeowners, the property to the north was
rezoned in 2002 to Planned Development -198-Single Family -7. This gave the
residences a “conforming” status to allow for legal site improvements and the
associated insurance & financing requirements. This property was never rezoned
and remains C (Commercial).
HISTORIC COMMENT: There is no historic significance documented for this property.
TRANSPORTATION: Howell Drive is a 24-foot unimproved local road within a 50-foot right-of-way.
Farmers Branch Coppell (Former Southwestern) Road is proposed to be abandoned
and incorporated as part of this site.
ITEM # 05
Page 2 of 2
SURROUNDING LAND USE & ZONING:
North: Office & Residential; S-1129R-C (Special Use Permit -1129 Revised - Commercial)
& PD-198-SF-7
East: Vacant; C (Commercial)
South: Vacant; LI (Light Industrial)
West: Business; C (Commercial)
COMPREHENSIVE PLAN:
Coppell 2030, A Comprehensive Master Plan, indicates this property suitable for
Mixed Use Neighborhood Center which includes office uses.
DISCUSSION: This is the companion request to the Site Plan. The replat is proposed to combine
Lots 17 and 18 and to include the “Farmers Branch Coppell” (Former
Southwestern Blvd.) right-of-way that is proposed to be abandoned and purchased
by Cavalry Construction. There are two easements being dedicated, a 30-foot
wide, 75-foot dead-end fire lane depicted that is acceptable to the Fire Department
and a utility easement covering the former right-of-way. Staff recommends
approval subject to three conditions listed below.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of this request subject to the following conditions being addressed:
1. Additional comments may be generated upon detailed engineering review.
2. The recording information for the abandonment shall be written on the plat prior to recordation.
3. Include “Lot 17R, North Lake Estates” within the title block.
ALTERNATIVES:
1. Recommend approval of the request
2. Recommend disapproval of the request
3. Recommend modification of the request
ATTACHMENTS:
1. Replat
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
Red Hawk Addition, Lot 1R, Block A, Replat
P&Z HEARING DATE: February 20, 2014
C.C. HEARING DATE: March 11, 2014
STAFF REP.: Marcie Diamond, Assistant Director of Planning
LOCATION: NWC of Bethel School Road and Blackburn Drive (131 & 135 Blackburn Dr.)
SIZE OF AREA: 0.7 acres of property
CURRENT ZONING: PD-241-SF-C (Planned Development-241-Single Family-Commercial)
REQUEST: A replat of Lots 1 & 2, Block A, into one lot to allow the construction of one
single-family home.
APPLICANT: Creststone Group, LTD
David Hayes on behalf of Terry Holmes
225 East Highway 121, Suite 120
Coppell, TX. 75019
(214) 488-5200
Fax: (214) 488-5255
Email: dhayes@theholmesbuilders.com
HISTORY: In 2009, the zoning was changed on this property from Office to PD-241, which
allowed 54 single-family homes, two office sites and preservation of a historic
cemetery. Since that time, the subdivision has been developed with streets,
landscaping, lighting, a model home and 13 houses are either completed or under
construction. A 7,800-square-foot medical office building has been constructed at
the northwest corner of Bethel School and Denton Tap Roads.
In August 2013, the Planning and Zoning Commission recommended denial of a
request to amend this PD to allow swimming pools and other structures (not to
exceed 6 foot in height) to be constructed within a portion of the “ten-foot No
Tree Disturb Area” along the northern property line of this subdivision.
HISTORIC COMMENT: The request area does not have historic significance although the Historic Bullock
Cemetery is included in the original overall development plan and will be
preserved.
ITEM # 6
Page 1 of 2
TRANSPORTATION: Denton Tap Road is an improved P6D, six-lane, divided, concrete roadway built
within a 110-foot right-of-way. Bethel School is built to standard in a 55-foot right-
of-way. The interior streets are 28 feet wide concrete roads with mountable curbs
within 50 foot rights-of-way.
SURROUNDING LAND USE & ZONING:
North: single-family homes; PD-241-SF
South: Ace Hardware store; C
East: medical office; PD-241-C
West: single-family homes; PD-95, SF-7
COMPREHENSIVE PLAN: The Coppell 2030, A Comprehensive Master Plan, shows this property as
appropriate for residential neighborhood uses.
DISCUSSION: This request is to replat two single family lots into one lot at the entry into this
subdivision. This 0.7 acre lot (30,533 sq. ft.) has increased setbacks along Bethel
School Road (20’) and Blackburn Drive (15’) to accommodate the entry wall
feature at this corner. Given its location at the intersection of this collector street
and the main road into this subdivision, with office building across the street, a
larger home on this larger lot is appropriate and compatible with the surrounding
development patterns.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of Red Hawk Addition, Lot 1R, Block A, Replat, subject to the
following condition:
1. Revise condition I) to reflect Lot 1R as herein being replatted.
ALTERNATIVES:
1. Recommend approval of the request
2. Recommend disapproval of the request
3. Recommend modification of the request
ATTACHMENTS:
1. Replat
ITEM # 6
Page 2 of 2
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CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
Blackberry Farm, Final Plat
P&Z HEARING DATE: February 20, 2014
C.C. HEARING DATE: March 11, 2014
STAFF REP.: Marcie Diamond, Assistant Director of Planning
LOCATION: North side of Sandy Lake Road, 750 feet northeast of Starleaf Road
SIZE OF AREA: 54.8 acres of property
CURRENT ZONING: PD-259 SF-7/9 (Planned Development-259 Single Family-9/7)
REQUEST: A final plat to subdivide 54.8 acres of property to permit the development of 82
single-family lots and six (6) common area lots.
APPLICANT: Property Owner Engineer
Blackberry Farms, LLC Kadleck and Assoc.
David Hayes with Holmes Builders Lynn Kadleck, P. E.
225 E. State Highway 121 2000 N. Central Expy.
Suite 120 Suite 113
Coppell, TX. 75019 Plano, TX. 75074
(214) 488-5200 (972) 881-0771
Fax: (214) 488-5255 Fax: (972) 509-1861
Email: dhayes@theholmesbuilders.com Email: 1kadleck@verizon.net
HISTORY: In early 1999 the Holmes Builders applied for rezoning from SF-12 to PD-SF-9
on 28.21 acres of the current request area to develop 55 residential lots. There
was substantial neighborhood opposition to the request, staff had a number of
concerns, and the Planning Commission unanimously denied the request. The
City Council followed the recommendation of the Planning and Zoning
Commission and denied the request.
Since that time, this applicant acquired additional land from the City of Carrollton
(Carrollton dis-annexed and Coppell annexed 25.9 acres the property) and from
an adjacent property owner, to enlarge the original request area by 26.6 acres for a
total of 54.8 acres. In January 2013, PD-259 and the preliminary plat was
approved for 82 single-family lots and six (6) common area lots. On October 23,
2013 Council approved a three month extension for this Preliminary Plat.
ITEM # 7
Page 1 of 2
TRANSPORTATION: Sandy Lake Road is an improved C4/D/6, four lane divided thoroughfare in a six-
lane right-of-way (110 feet).
HISTORIC COMMENT: The request area does not have historic significance.
SURROUNDING LAND USE & ZONING:
North: city limit line: vacant floodplain in the City of Carrollton
South: St. Joseph’s Village: PD-114 (SF-7)
East: single family home; SF-12
West: landscape nursery; “R” Retail
COMPREHENSIVE PLAN:
Coppell 2030, A Comprehensive Master Plan, indicates this property as
Residential Neighborhood and Floodplain.
DISCUSSION: This Final Plat is essentially the same as the Preliminary Plat approved in 2013.
There have been minor refinements and clarifications including adding fence and
building lines at key lots, defining the maintenance of the common areas, fences
and drainage areas.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of Blackberry Farm, Final Plat subject to the following conditions:
1. There will be additional Engineering comments during detailed review.
2. Add the Franchise Utility Signature Blocks to the Final Plat.
3. Submission of HOA Documents for City Attorney review
4. Add FENCE to the 15’ Building Line, to read 15’ Building and Fence line on Lot 1 Block A, Lots 1,
6 & 11 Block B, Lots 23 & 25 Block D and Lot 16, Block E.
5. Add a note to Lot 21, Block D that once the front yard is designated, then the other 25’ Building
Line shall be a Building and Fence Setback Line.
6. Clarification of the fence maintenance easement along the common property line with the Akula
property.
7. Remove the 15’ Hike and Bike Trail Easement note.
8. The CLOMR flood study must go through the CDC and formal Corps of Engineers process
9. The wetlands determination will need to be provided.
10. A tree removal permit is required prior to start of construction and mitigation fees of $125,000 must
be paid prior to construction.
11. Park development fees are required in the amount of $1,285 per lot
ALTERNATIVES:
1. Recommend approval of the request
2. Recommend disapproval of the request
3. Recommend modification of the request
ATTACHMENTS:
1. Final Plat
ITEM # 7
Page 2 of 2
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SURVEYOR'S C
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KNOW ALL MEN BY THESE PRESENTS:THAT, I, L. LYNN KADLECK, a Registered Profes
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monuments shown hereon were found and/or plac
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with the platting rules and regulation of the City of C
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.
DATED this the ______ day of ____________, 20
_
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____
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5
2
STATE OF TEXAS }COUNTY OF COLLIN }BEFORE ME, the undersigned, a Notary Public in a
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therein expressed. GIVEN UNDER MY HAND AND SEAL OF OFFIC
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.
RECOMMENDED FOR APPROVAL__________________________________
__
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Chairman, Planning & Zoning Commission
Da
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City of Coppell, TexasApproved and Accepted:__________________________________
__
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Mayor
Da
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City of Coppell, TexasThe undersigned, the City Secretary of the City of C
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final plat of Blackberry Farm, an addition to the City
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the __ day of ___________, 20__, and the Counc
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dedication of the streets, alleys, parks, easement
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shown and set forth in and upon said plat, and said
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acceptance thereof by signing his name as hereinab
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.
WITNESS MY HAND, this the ___ day of ________
_
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.
_________________________City SecretaryFLOOD PLAIN NOTEThe subject property lies within Zone AE – Specia
l
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CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
Discussion on Residential Mixed Use (MXD) Districts
P&Z DATE: February 20, 2014
STAFF REP.: Marcie Diamond, Assistant Director of Planning
PURPOSE: To discuss, review and recommend revisions to the DRAFT Residential
Mixed Use Districts (MXD).
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 second proposal to design
new zoning districts which address the visions of the Comprehensive Plan.
This proposed zoning district is to provide development standards for well
planned, mixed use developments in various areas in the City of Coppell.
DISCUSSION: The Future Land Use Map of Coppell 2030-A Comprehensive Master Plan
designated four areas as Mixed Use Neighborhood Centers and three areas as
Mixed Use Community Centers both of which are envisioned to support some
type of mixed use developments. These areas vary in size, location and
proximity to existing residential neighborhoods, freeways and future transit
lines therefore two districts are being proposed. The Mixed Use-1 District is
designed to be compatible where residential adjacency exists, and Mixed Use
-2 would be adjacent to non-residential uses and could support higher density
and intensity development.
Attached to this staff report is a DRAFT of the new zoning districts proposed
to accommodate mixed use developments as envisioned in the
Comprehensive Plan. These development standards are intended to be
detailed to provide a framework and to fulfill the vision of the Comprehensive
Plan, but broad enough to allow adjustments to be appropriate for the specific
parcel being developed given the existing infrastructure and surrounding
development patterns. ITEM # 10 Page 1 of 2
Staff has reviewed various mixed use 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. Again, this is a DRAFT to be reviewed, discussed and revised. It is
anticipated that the proposed text amendment establishing this district will be
brought back to the Planning and Zoning Commission for additional
discussion and ultimately a recommendation to Council for adoption.
RECOMMENDATION: Staff is recommending that this proposed text amendment be discussed
and modified, as needed and brought back to the Planning and Zoning
Commission for additional discussion on March 20th and tentatively a
recommendation to Council for adoption on April 8th .
ATTACHMENTS:
1. Future Land Use Map of Coppell 2030 - A Comprehensive Master Plan.
2. Pages 40 and 41 of Coppell 2030 - A Comprehensive Master Plan which describes the
Mixed Use Neighborhood Center land use category.
3. Pages 42 and 43 of Coppell 2030 - A Comprehensive Master Plan which describes the
Mixed Use Community Center land use category.
4. DRAFT MXD-1 and MXD-2 (Mixed Use-1 and 2 Districts).
ITEM # 10 Page 2 of 2
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40 COPPELL 2030 -A COMPREHENSIVE MASTER PLAN
Purpose:
To provide areas for neighborhood serving retail,
restaurant and service uses, as well as upper story
residential units above commercial uses and high
density attached residential uses (typically greater than 8
dwelling units per acre). Such areas are compatible with
and serve the daily shopping, dining and service needs
of nearby lower density residential neighborhoods.
Uses:
Retail, restaurant, office, residential dwellings (attached
and upper story), civic, and institutional uses primarily
intended to serve nearby neighborhoods. This
zone is not intended for conventional commercial
strip centers, freestanding pad sites, and high traffic
generating regional uses. Nonresidential uses are
limited to compact, neighborhood-serving uses rather
than large-scale or regional-serving uses. Residential
uses are encouraged on the upper floors of mixed-use
buildings. Residential uses may also include attached or
multi-unit residences, apartment/condo, and live-work
unit buildings integrated into the overall site design of
the neighborhood center in order to allow residents to
access the commercial uses primarily by walking.
The Old Coppell Master Plan adopted in May 2002
identifies specific physical improvements and design
guidelines that due to the historic nature of the area
may differ somewhat from other mixed-use centers
in Coppell. The Old Coppell area may also integrate
small-lot single-family detatched dwellings and have
exterior building materials and architectural design
intended to capture the rural style representative of
North Texas in the first half of the twentieth century.
The Master Plan serves as the guiding document for the
district. Additional detail is also provided in Chapter 4.
Compatible Zoning Districts:
(TC, H)*, PD
* Modifications to these districts are required to
incorporate appropriate site design standards as
described in the guidelines section. This land use
category is appropriate for mixed-use development
regulations organized with a form-based code.
Mixed-Use Neighborhood Center
(T-5 Urban Center Zone)
Key
Commercial/Mixed-Use Infill
Existing Buildings
Single-Family
Civic Infill
Park/Open Space
Greenway
Intersection Improvements
Gateways
Senior CenterVillage
Green
Community
Center
Grapevine
Springs Park
Old Coppell Inn
City of Coppell
Service Center
Restaurant
Future Infill
Study Area Boundary
Streetscape Improvements
Townhouses
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41COPPELL2030 -A COMPREHENSIVE MASTER PLAN
Outdoor gathering places may include a Green, Square,
or Plaza.
Attached residential dwellings allow residents nearby access
to retail and employment. Buildings are compatible with
surrounding neighborhoods. Garages are accessed from a
rear alley.
Building setbacks define the street edge and allow for wide
sidewalks with pedestrian amenities. Parking is provided
both on-street and in shared parking facilities to the rear of
buildings.
The street facade and sidewalks are comfortable for
pedestrians.
Mixed-Use Neighborhood Center
Guidelines
The neighborhood center has a unique character and “sense
of place” with an identifiable center and defined “people
places” for residents, shoppers, workers and visitors to
gather and interact. These areas provide opportunities for
higher density attached housing options.
Connectivity
Such areas have a system of interconnected streets with
pedestrian and bicycle facilities and streetscape amenities.
Thoroughfares are typically boulevards, avenues, and
residential streets with wide sidewalks and an urban
character.
Civic and Gathering Spaces
Formal and informal areas for outdoor gatherings such as
pocket parks and plazas. The sidewalk width is increased
when adjacent to on-street parking to create a “transition
zone” of pedestrian amenities including street trees,
pedestrian lighting, and outdoor seating.
Setbacks
Continuous, defined street edge is maintained, with
building frontages placed at or in close proximity to the
sidewalk.
Building Form
Most buildings are attached, with their front facades
aligned, and generally 1-3 stories in height. Buildings may
be taller in close proximity to major street intersections, or
when upper floors include a “stepback” from the ground
plane of lower floors. Prominent intersections serve as
focal points with buildings distinguished from others by
enhanced architectural design features. Building heights,
intensity of use and densities decrease as development
moves closer to adjacent established residential
neighborhoods.
Compatibility with Surrounding Development
Architectural character is compatible with the style,
scale, proportions, materials, and colors of surrounding
neighborhoods, but may vary to a greater degree in
proximity to major intersections.
Street Edge Orientation
Building walls and entries are oriented towards the primary
street. The street level has a transparent quality, with
passing pedestrians and vehicles able to see activity within
the building.
Parking
Public parking is provided on-street. Off-street parking is
provided in shared parking facilities to the rear of buildings
in surface lots or in parking structures. Surface parking
is typically enclosed on at least three sides. Residential
garages are accessed from a rear alley.
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42 COPPELL 2030 -A COMPREHENSIVE MASTER PLAN
Purpose:
To provide areas of high intensity mixed-use
development consisting of both neighborhood and
community serving commercial, retail and office uses,
and medium to high density urban residential dwellings
(typically greater than 8 dwelling units per acre). Such
areas are typically located within close proximity to
major transportation corridors and transit stops. These
areas provide opportunities for regional destinations
offering unique retail, restaurant and cultural
destinations with a more urban lifestyle than available in
other areas of the community.
Uses:
Retail, restaurant, office, entertainment, civic and
institutional uses, and medium to high density urban
residential dwellings (attached) typically in multi-story
structures. Non-residential multi-story buildings may
include large office and workplace components. Due
to the nature of development within this category as
a community or regional destination, high volumes
of pedestrians, transit riders, and vehicles must
be accommodated. This zone is not intended for
single-story conventional commercial strip centers,
freestanding pad sites, and intensive uses requiring
outdoor display or sales yards.
Compatible Zoning Districts:
PD*
*This land use category is appropriate for mixed-use
development regulations organized with a form-based
code.
Mixed-Use Community Center
(T-6 Urban Core Zone)
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43COPPELL2030 -A COMPREHENSIVE MASTER PLAN
Building setbacks define the street edge and allow for wide
sidewalks with pedestrian amenities.
Due to the urban character of this district, outdoor gathering
places typically consist of Squares and Plazas.
Buildings at prominent intersections may be taller, and also
are distinguished with enhance architectural design.
The street level of buildings have a transparent quality for
pedestrians and vehicles. Parking is provided both on-
street and to the rear of buildings.
Mixed-Use Community Center
Guidelines
The development area is larger and denser than a
Neighborhood Center and serves as a focal point of activity
and energy, benefiting from substantial traffic – pedestrian,
automobile, and transit.
Connectivity
Commercial uses and transit services are accessible to
residents within a short walking distance, typically ¼-mile,
but no more than ½-mile. Circulation is provided by a
system of interconnected streets with pedestrian and bicycle
facilities and streetscape amenities. Thoroughfares are
typically boulevards, avenues, and residential streets with an
urban character. Sidewalks are wide, generally 6 to 20 feet
(the more urban the environment, the wider the sidewalk).
Civic and Gathering Spaces
Open space takes the form of Squares and Plazas, providing
a variety of places for outdoor gatherings. Wide sidewalks
provide for outdoor seating, lighting, trees and other
pedestrian facilities.
Setbacks
A continuous, defined street edge is maintained with
building frontages placed close to the sidewalk.
Building Form
Most buildings are attached, with their front facades
aligned, and generally 2-4 stories in height but may be
taller at major activity centers when compatible with
surrounding neighborhoods. Buildings may be taller in
close proximity to major street intersections, or when
upper floors include a “stepback” from the ground plane
of lower floors. Building heights, intensity of use and
densities decrease as development moves closer to adjacent
established residential neighborhoods.
Compatibility with Surrounding Development
Architectural character may be diverse, but when adjacent
to established neighborhoods should be compatible with
the style, scale, proportions, materials, and colors.
Street edge orientation
Building walls and entries are oriented towards the primary
street. The street level has a transparent quality, with
passing pedestrians and vehicles able to see activity within
the building.
Parking
Public parking is provided on-street. Off-street parking is
provided in shared parking facilities to the rear of buildings
typically in parking structures. Surface parking areas
are limited, but when provided are enclosed on at least
three sides. Residential parking is typically provided in
structured facilities.
P&Z DRAFT February 14, 2014
“ARTICLE 26 – MXD MIXED USE DISTRICT REGULATIONS
Sec. 12-26-0. - 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
Mixed Use-1 and 2 Districts (MXD-1 and 2) are hereby established. The purpose
of the Mixed Use Districts as envisioned in the Coppell 2030 – A Comprehensive
Master Plan, codified as Chapter 12A of the Code of Ordinances, is to provide a
development that:
1. Provides areas of mixed-use development consisting of both neighborhood
and community serving commercial, retail and office uses and medium to
high density urban residential dwellings; and
2. Provides for the physical and social integration of citizens diverse in age and
lifestyle and;
3. Encourages the development of vertical mixed-use projects that are safe,
comfortable and attractive to pedestrians while protecting significant
environmentally sensitive areas; and
4. Provides flexibility in the siting and design of new developments and
redevelopment to anticipate changes in the marketplace while establishing
human-scaled residential and nonresidential buildings.
Two Mixed Use Districts are hereby being established. The applicability is
dependent upon the location and land use adjacency issues. Specifically, MXD-1 is
intended for areas which have low density residential adjacency and include
substantial height and use restrictions, while MXD-2 is intended along the transit,
freeway and boulevard corridors.
These development standards are intended to provide a framework for and to fulfill
the vision of the Comprehensive Plan, yet broad enough to allow adjustments to be
appropriate for the specific parcel being developed, given the existing infrastructure
and surrounding development patterns.
Page 1 of 18
P&Z DRAFT February 14, 2014
In applying the regulations set forth in this article all figures and tables are
enforceable provisions of the code and all illustrations are for illustrative purposes.
They should not be considered for any other purposes and shall serve only as a
guideline.
Sec. 12-26-1. - Use Regulations.
Uses in these Mixed Use Districts generally include retail, office, commercial,
restaurant and higher density residential uses. The non-residential uses in the MXD-
1 district shall generally be compact and neighboring serving. Residential uses
may be accommodated on upper floors providing a work/live environment.
Residential density is typically greater than 8 dwelling units per acre; however, the
overall density of the project will be reflective of the adjacent development and
zoning patterns.
The MXD-2 district is more intensive development in terms of permitted uses,
height and overall density than MXD-1, and generally can be found along major
thoroughfares and where there is no residential adjacency or where a substantial
buffer exists between this district and lower intensity developments (i.e. single
family and low-density town homes) .
A building or premise in the Mixed Use Districts shall be used only for the
following purposes:
1. Any use permitted in the "MF-1", “MF-2”, Districts, or combination of such
uses, in addition:
a. Residential density in the MXD-1 District shall be generally 8 to 21
dwelling units per acre. Residential Density in the MXD-2 district
shall generally be greater than 22 dwelling units per acre.
b. Non-residential uses shall be provided at a ratio of 50% in the MXD-
1 District and 40% in the MXD-2 District based on the linear
frontage of structures facing and adjacent to a “Boulevard”, a
“Freeway” or at the corner of two “Avenues” as defined in the
“Coppell 2030 Transportation Plan” of Chapter 12A, Coppell 2030
Page 2 of 18
P&Z DRAFT February 14, 2014
Comprehensive Master Plan, shall generally be non-residential uses,
limited accessory residential uses (i.e. fitness center, common
areas/community rooms for the use of the residents) . Structured
parking shall not count towards the ratio of non-residential uses. .
i. The first floor shall have a minimum depth of at least 30 feet;
clear glass windows comprising no less than 60% of the
ground floor façade and interior ceiling “clear” heights no
less than 12 feet.
2. Non-residential uses shall be permitted in the MXD-1 and MXD -2
Districts based on the uses permitted in the “O”, “R”, “C” and” HC”
Districts as specified in Chapter 12, Zoning, Articles 20, 21, 22 and 23 of
the Code of Ordinances
3. Prohibited uses shall be those as Sec. 12-22-2. Non-permitted uses in the
“HC” District. Uses permitted by special use permit, Article 12-30shall
require an SUP in the MXD-1 and MXD-2 Districts.
Illustration 12-26-1
Sec. 12-26-2. - Height Regulations.
The height of the structures shall be:
1. MXD-1 - The maximum height shall be 35 feet and three stories,
except:
Page 3 of 18
P&Z DRAFT February 14, 2014
a. All MXD-1 developments within 100 feet of existing Single
Family (SF) or Two Family-9 (2F-9) Districts, shall be the same
as the height of the Single Family (SF) or Two Family-9 (2F-9)
structures or a maximum of 28 feet, whichever is higher.
Additional height may be permitted for buildings which are
beyond the 100 foot zone in accordance with a 1:3 residential
proximity slope. The height can be increased one foot for every
three linear feet over 28 feet, for a maximum of 48 feet.
Figure 12-26-1
2. MDX-2 - The maximum height shall generally be 55 feet.
i. Additional height may be appropriate in this district
depending on the adjacent land uses, airport overlay and
traffic analysis. The maximum height shall be 120 feet.
ii. Portions of the structure which exceed 55 feet in height
shall be subject to additional step back requirements.
Building step-back is the setting back of the front
building facade away from the street at a specific floor or
height in order to maintain a consistent street wall.
Page 4 of 18
P&Z DRAFT February 14, 2014
Illustration 12-26-2
iii. Additional building code and/or requirements are
applicable when buildings exceed 55 feet in height.
Sec. 12-26-3. - Area Regulations.
1. To encourage context sensitive design and to promote pedestrian friendly
streetscapes in lieu of typical minimum setbacks, Build-to Lines are being
established. The build-to lines shall be determined by the type of street frontage
as indicated by the “Coppell 2030 Transportation Plan” of Chapter 12A,
Coppell 2030 Comprehensive Master Plan, CHAPTER 2, Transportation and
Mobility as follows.
a) Front yard (Build-to Lines) – the required front yards shall be landscaped,
and shall not contain any paving except for driveways generally
perpendicular to the street and pedestrian areas, including walkways and
plazas:
i. Freeway – n/a (see Article 12-26, Section 3.A.3)
ii. Boulevard (Arterial) – 15 feet
iii. Avenue – (Collector) 15 feet
iv. Local Street (Residential)– 10 feet
55’
Page 5 of 18
P&Z DRAFT February 14, 2014
2. Build-to lines may be adjusted to provide for additional pedestrian
amenities. Limited parking and driveways generally parallel to the street
shall be permitted between the curb line and the face of the building to
serve ground floor non-residential uses.
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) Minimum Side Yard: 10 feet
c) Minimum Rear Yard: 10 feet
d) The spacing between multiple buildings shall either be zero or a minimum
or ten (10) feet. Applicable Building Codes will regulate openings within
building facades separated by ten (10) feet or less. A minimum eight (8)
foot clear paved ground level pedestrian access way shall be maintained
between buildings. Buildings with ten (10) foot separation may have a
maximum of a two (2) foot wide landscape area, provided landscape
materials will not exceed thirty (30) inches in height.
Illustration 12-26-3
Page 6 of 18
P&Z DRAFT February 14, 2014
Sec. 12-26-4. –Landscape Regulations.
1. Plant materials - all plant materials shall be in accordance with the
plant palate in Chapter 12, Article 34, Landscape Regulations, Code of
Ordinance, as amended.
2. Parking Lot Landscaping – all surface parking areas (not structured
and/or sub-level) shall be landscaped in accordance with the following
provisions:
i. A minimum of ten percent of the gross area utilized for
off-street parking and loading shall be devoted to living
landscaping which includes grass, ground cover, plants,
shrubs and trees. Gross area is to be measured from the
edge of the parking, loading and/or driveway pavement
and shall include all adjacent sidewalks.
ii. All landscape areas shall be protected from vehicular
encroachment through appropriate wheel stops or curbs.
iii. Planting islands shall be located at the terminus of each
single row of parking and, when a single row of parking
contains more than 15 parking spaces, at intervals
between each terminus. Planting islands shall contain at
least one tree. In addition, planting islands shall be
landscaped with shrubs, lawn, ground cover mulch and/or
other appropriate material not to exceed three feet in
height. Such planting islands shall have a minimum area
of 150 square feet and a minimum width of nine feet. In
double rows of parking a planting island required for one
row may be combined with a planting island required for
another row, in which case the minimum area shall be
300 square feet and the minimum width shall be nine feet.
3. Streetscape/Pedestrian Zone Design: The intent of the streetscape
design is to provide a pleasant and attractive pedestrian environment
while supporting safe vehicular movements. These areas shall be of
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sufficient width to accommodate sidewalks, street trees, street furniture
and other amenities as appropriate.
i. The streetscape area shall be defined as the area between
the back of curb and the build-to lines (face of the
building).
ii. The developer shall be responsible for the construction
and property owner(s) shall be responsible for the
maintenance of this area, whether privately-owned or
within the public right-of-way.
iii. The streetscape area will vary in width depending on the
type of street and the build-to line (refer to Art. 12-26,
Sec. 12-26-3 - Area regulations).
iv. Street trees shall be provided on private property along all
street frontages, as follows .
a. 40-feet on center, however the trees may be
grouped to provide visibility of storefronts and
signage, as appropriate as long as the ratio of one
tree per 40 linear feet is achieved.
b. Trees shall be overstory trees, minimum 3”
caliper at the time of planting and shall be
selected from the plant palette in Chapter 12,
Article 34, Landscape Regulations of the Code of
Ordinances. Ornamental trees may be used in
addition to the overstory trees and/or as a
substitute at a ratio of three ornamental trees per
40 linear feet of frontage.
c. The trees shall be limbed-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.
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v. Additionally, residential ground floor frontages, where
permitted shall be required to landscape a minimum of
six (6) feet between the edge of sidewalk and the primary
building façade, excluding access sidewalks, stairs,
stoops, porches and patios. This area may be landscaped
with ground cover, low shrubs, ornamental trees and
street trees. In addition, street tree wells shall also be
landscaped.
vi. 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 five (5) feet in
width in the MXD-1 and shall vary in the MDX-2 from 6’
to 20’ in width depending on the use, abutting street and
pedestrian and vehicular traffic patterns in the area.
Illustration 12-26-4
4. Perimeter Landscaping, not adjacent to a street
i. All buildings, driveways and vehicular use areas shall be
separated from other property by a perimeter landscape area of at
least ten feet in width.
ii. When a driveway is shared by an adjoining property owner, then
a minimum 10 foot width of landscaping shall be provided on
each side of the driveway pavement.
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iii. Driveways to non-residential alleys and between lots may be
permitted through all perimeter landscape areas. Maximum width
of driveways shall be 25 feet.
5. Open space/civic/gathering areas. This component shall be integrated
into the overall design of the MXD-1 and 2 zoning districts. Overall
open/civic/gathering areas allocations in the these districts shall be a
minimum of 15 percent of the gross area of the entire site. The type,
scale, location, and design of this component shall depend on the context
and location of the other components of the Mixed Use Development.
i. Plazas, squares, community rooms, fitness facilities,
pools, parks, greens, and environmental preserves may all
be components.
ii. The following criteria shall be used to evaluate the merits
of proposed gathering spaces:
a. The extent to which the elements are considered
as "features" or "focal points" and integrated into
and prominently located as "front yards" in the
development;
b. The accessibility of this area to all residents and
workers in this mixed use development. The
extent to which emphasis has been placed on
preservation of existing vegetative wooded areas,
view corridors, water bodies, topography, or
stream corridors in a natural state;
c. The extent to which pedestrian connectivity in the
form of sidewalks, natural walking paths along
corridors has been addressed;
d. The extent to which a range of open spaces have
been provided to be contiguous with existing open
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spaces and to invite passive recreational uses from
plazas and squares to playgrounds, parks and
appropriately organized within the Mixed Use
District
Illustration 12-26-5
Illustration 12-26-6
Sec. 12-26-5 – 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.
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Developments in the MXD-1 and 2 Districts shall be oriented to a street. Building
orientation shall be as follows:
a. These districts have been designed to provide a comfortable and
attractive environment for pedestrians which include such things as
buildings framing public space, street trees, lighting and awnings
that will attract pedestrians.
b. All buildings shall have their primary entrance(s) oriented to the
street.
i. Multi-family building 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 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;
c. Construction of continuous building frontage along block faces
except where it is desirable to provide for pedestrian and auto pass-
through’s to parking at mid-block.
d. Contribution to the definition and use of public parks, squares and
plazas.
e. Buildings designed to accommodate a range of uses over time
without the need to be demolished and rebuilt.
f. Buildings that accommodate retail at grade.
g. It is intended by this code to encourage a variety of building and
design solutions in response to the standards and regulations outlined
herein.
h. Limited off-street parking and drives, parallel to the street (i.e. slip
streets) may be placed between buildings and streets, as appropriate
abutting a Freeway and/or Boulevard (arterial) street as defined in
“Coppell 2030 Transportation Plan” of Chapter 12A, Coppell 2030
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Comprehensive Master Plan, CHAPTER 2, Transportation and
Mobility..
Illustration 12-26-7
Sec. 12-26-6 –Architectural Guidelines and Standards
To address the purpose and intent of the objectives of the Coppell 2030
Comprehensive Master Plan, as codified in Chapter 12A, Comprehensive Land
Use Plan, of the Code of Ordinances, developments in Mixed Use Districts 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 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.
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Illustration 12-26-8
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 (where visible from an abutting property or public right-
of-way), shall be doors, porches, balconies, and/or windows. This standard
applies to each full and partial building story.
2. 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 Or as
good design dictates.
3. Detailed Design. All buildings shall provide detailed design along all street
facing elevations. Detailed design shall be provided by using at least three of
the following architectural elements on all elevations, as appropriate for the
proposed building type and style (may vary features on each elevation):
a. Recessed entries;
b. Covered porch entries;
c. Off-sets in building face or roof (minimum two feet);
d. Bay windows;
e. Balconies;
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f. An alternative feature providing visual relief, similar to options in
this section.
Sec. 12-26-7. - Type of exterior construction.
At least 80 percent of the exterior of all structures shall be of masonry type (see
Sec. 12-42-1 Article 12-14, of the Code of Ordinance) construction exclusive of
doors and windows. Each story above the first floor shall be at least 80 percent
masonry exclusive of doors, windows and the area above the top plate line.
Sec. 12-26-8 - Parking regulations.
1. Mixed Use Project
a. Off-street parking standards shall be appropriate to serve the
proposed uses in Mixed Use Districts. Chapter 12, Article 31. Off
Street Parking Requirements of the Zoning Ordinance shall be used
as a guide to establish parking standards but parking standards shall
be established unique to the PD ordinance establishing the Mixed
Use District.
b. Parking standards in these districts are intended to be flexible due to
the mixed use nature, shared parking opportunities, and availability
of on-street parking.
c. The following shall be used as a guide when the mixed use project
meets the thresholds as herein required:
i. When a mixed use project includes a minimum of 45,000
square feet of office/bank uses and either a minimum of a one
hundred (100) room hotel and/or forty thousand (40,000) sq.
ft. of retail uses the following ratios shall apply:
1. office – one space per 333 square feet
2. retail – one space per 300 square feet
3. restaurant – one space per 200 square feet
4. residential – one space per 1.5 units
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d. Bicycle parking shall be provided for nonresidential uses, especially
for schools, parks, trails, and other recreational facilities. Bicycle
parking shall be provided at a ratio of one per 15 off-street
automobile parking spaces provided for nonresidential and mixed
uses in the district. Bicycle parking may be shared between uses and
shall be centrally located, easily accessible, and visible from streets
or parking lots. They may be located between the roadway and the
building facades as long as their location does not impede pedestrian
walkways.
2. Residential Uses-
a. Two parking spaces shall be provided for every one- and two-
bedroom unit and 2.5 parking spaces per three-bedroom unit.
b. Structured parking is encouraged, especially when incorporating
office and/or retail uses.
3. At a minimum, covered parking spaces shall be provided for at least 50
percent in MXD-1 and 80% in MXD-2 of the total required parking
spaces. Parking Structures shall be designed:
a. To be architecturally compatible with the main structures.
b. So they do not dominate the public environment by providing for
conversion of the ground floor to commercial use and for lining the
edge of structures with residential or commercial uses.
c. To have architectural features that match adjacent buildings or other
buildings in the block.
d. To have decorative gates and grates on openings.
e. Where possible, narrow façade of the parking garage shall be
oriented to the public street.
f. Below grade parking may be built to the property line.
Illustration 12-26-9
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4. On-street parking within the MXD Districts, shall be permitted subject to:
a. Being designed to allow safe and efficient movement into and out of
travel lanes.
b. Parallel parking being encouraged to minimize additional paving
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 being separated from through-lanes to provide
visibility for motorists driving, parking, or disembarking parked
vehicles.
Figure 12-26-2
d. Approval of Detail Plans subject to Engineering Department review
and approval.
e. Right-of-way widths varying depending on type of street.
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f. 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. Additional on-street parking shall not be
permitted in close proximity and on the same side of the street.
5. Loading spaces shall be located within the interior of blocks or along the
edge of any alley, vehicular block break, or private drive provided they are
oriented parallel to the curb and do not block vehicular or fire truck access.
Sec. 12-26-9 Modifications
Mixed use standards. The City Council may approve modifications to any of the
standards in the MXD zoning districts contained herein after a recommendation by
the Planning and Zoning Commission based on unique site conditions and
development context at the time of the application. In granting a modification, the
City Council may impose any conditions that it deems necessary or desirable to
protect the public interest and implement the goals of the 2030 Comprehensive Plan
with respect to mixed use.
Sec. 12-26-10 Other Applicable Regulations.
Unless otherwise specified in this Article, development within this district shall
comply with the development regulations applicable to the uses and regulations as
included in Chapter 12, Zoning of the Coppell Code of Ordinances, as amended.”
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