BP 2014-03-20 PZ
NOTICE OF PUBLIC HEARING & AGENDA
PLANNING & ZONING COMMISSION
March 20, 2014
COMMISSIONERS:
Edmund Haas Chairman
Glenn Portman Vice Chairman
Doug Robinson
Ed Darling
Justin Goodale
Sue Blankenship
Vijay Sarma
MEETING TIME AND PLACE:
st
(Open to the Public)
Pre-Session 6:00 p.m. 1 Floor Conference Room
(Open to the Public)
Regular Session 6:30 p.m. Council Chambers
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, March 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.
Mike Land, Deputy City Manager Bond Program
2.
Briefing on the Agenda.
REGULAR SESSION: (Open to the Public)
3.
Call to Order.
4.
Consider approval of the minutes for February 20, 2014.
5.PUBLIC HEARING:
Alford Media Addition, Lot 1R & Lot 2, Block 1, Replat
Consider approval of the ,
being a replat of Lot 1, Block 1, of the Alford Media Addition to allow the retention of
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the existing uses and easements on Lot 1R (10.9 acres) and the subdivision of Lot 2 for
single family (3.56 acres) on 14.5 acres of property located along the east side of Freeport
Parkway, north of Rolling Oaks Memorial Center, at the request of Tommy N. Cansler,
TCCI Land Development, Inc., being represented by Lynn Kadleck & Associates.
STAFF REP.: Gary Sieb
6. PUBLIC HEARING:
PD-263R-SF-9, The Preserve at Oak Grove
Consider approval of Case No. , a zoning
change request from LI (Light Industrial) & SF-12 (Single Family-12) to PD-263R-SF-9
(Planned Development-263 Revised-Single Family-9), to attach a Detail Site Plan on
3.56 acres of property to allow the development of nine (9) single-family homes to be
located at the extension of Oak Grove Lane, at the request of Tommy N. Cansler, TCCI
Land Development, Inc., being represented by Lynn Kadleck & Associates.
STAFF REP.: Gary Sieb
7. PUBLIC HEARING:
Irby Addition, PH II - The Preserve at Oak Grove, Replat
Consider approval of the ,
being a replat of a portion of Lot 2, Block 1, of the Alford Media Addition to allow the
subdivision of nine (9) single-family lots on 3.56 acres of property to be located at the
extension of Oak Grove Lane, at the request of Tommy N. Cansler, TCCI Land
Development, Inc., being represented by Lynn Kadleck & Associates.
STAFF REP.: Gary Sieb
8. PUBLIC HEARING:
PD-237R5-HC/RBN, Trinsic (REVISED)
Consider approval of Case No. , a zoning
change request from A (Agriculture) to PD-237R5-HC/RBN (Planned Development-237
Revision 5-Highway Commercial/Residential Urban Neighborhood), to attach a
Conceptual Plan
for hotel, multifamily, retail and office uses on 20.74 acres of property
located on the east side of South Belt Line Road between East Dividend Drive and
Chartwell Drive, at the request of Adam Brown, Trinsic Acquisition Companies.
STAFF REP.: Marcie Diamond
9. PUBLIC HEARING:
PD-237R7-HC, Springhill Suites
Consider approval of Case No. , a zoning change
request from A (Agriculture) to PD-237R7-HC (Planned Development-237 Revision 7-
Detail Site Plan
Highway Commercial), to attach a for a five-story, 120-room hotel with
accessory uses including meeting rooms, pool, fitness center and bar on 2.7 acres of
property located on the northeast corner of South Belt Line Road and Chartwell Drive, at
the request of Dilip Pranav, Chase Hospitality LLC.
STAFF REP.: Marcie Diamond
10. PUBLIC HEARING:
PD-237R6-RBN, Trinsic-Aura (REVISED)
Consider approval of Case No. , a zoning
change request from A (Agriculture) to PD-237R6-RBN (Planned Development-237
Detail Site Plan
Revision 6-Residential Urban Neighborhood), to attach a for 311
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multifamily units, retail/restaurant/office and accessory uses on 11.18 acres of property
located on the eastside of South Belt Line Road between East Dividend Drive and
Chartwell Drive, at the request of Adam Brown, Trinsic Acquisition Companies.
STAFF REP.: Marcie Diamond
11. Update on Council action for planning agenda items on March 11, 2014:
A.Case No. PD-265-TH-1, Canterbury Court
An Ordinance for , a zoning change
from LI to PD-265-TH-1, to allow 15 single-family lots and two (2) common area
lots on property located on the north side of East Belt Line Road, west of Moore
Road.
B.Case No. PD-270-RBN, The Avenue at Denton Tap
An Ordinance for , a zoning
change from C to PD-270-RBN, to allow 29 multifamily units and 8,575 square
feet of office/retail uses on property located at the northwest corner of
Southwestern Boulevard and South Denton Tap Road.
C.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 property located at the northeast corner of Howell Drive and Southwestern
Boulevard.
D.North Lake Estates, Lot 17R, (Cavalry Construction), Replat
, a replat of Lots
17 & 18 of Northlake Estates to establish easements to allow an office building
with a detached garage on property located at the northeast corner of Howell
Drive and Southwestern Boulevard.
E.Red Hawk Addition, Lot 1R, Block A, Replat
, a replat of Lots 1 & 2, Block A,
into one lot to allow the construction of one single-family home on property
located at the northwest corner of Bethel School Road and Blackburn Drive (131
& 135 Blackburn Drive).
FBlackberry Farm, Final Plat
. , a final plat to subdivide 54.8 acres of property for
the development of 82 single-family lots and five (5) common area lots located on
the north side of Sandy Lake Road, northeast of Starleaf Street.
12.
ADJOURNMENT
CERTIFICATE
I certify that the above Notice of Meeting was posted on the bulletin board at the City Hall of the
th
City of Coppell, Texas on this 14day of March, 2014 at __________.
_________________________________
Juanita A. Miles
Planning Secretary
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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).
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MINUTES OF FEBRUARY 20, 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 February 20, 2014, in the Council Chambers of Coppell
Town Center, 255 Parkway Boulevard, Coppell, Texas. The following Commissioners were
present:
COMMISSIONERS:
Edmund Haas – Chairman
Glenn Portman – Vice Chairman
Doug Robinson
Ed Darling
Justin Goodale
Sue Blankenship
Vijay Sarma
Also present were Director of Planning, Gary Sieb; Assistant Director of Planning, Marcie
Diamond; City Planner, Matt Steer, Assistant Director of Engineering, Michael Garza 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 Haas called the meeting to order.
3. Consider approval of the minutes for January16, 2014.
Vice Chairman Portman made a motion to approve the minutes for January 16,2014 as
(7-0)
written. Commissioner Robinson seconded; motion carried , with Commissioners
Goodale, Sarma, Robinson, Haas, Portman, Darling and Blankenship voting in favor.
None opposed.
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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Presentation:
City Planner, Matt Steer introduced this case to the Commission with exhibits and
elevations. He stated that staff is recommending approval with conditions which he read
into the record.
Jim Dewey, JDJR Engineers & Consultants, Inc., Irving, Texas, was present to represent
this case, to address questions and stated agreement with staff’s recommendations.
Mike Garza, City of Coppell, Engineering Dep., 265 Parkway Blvd., Coppell, Texas,
addressed concerns with removing the existing driveway.
Action:
North Lake
After much discussion, Vice Chairman Portman made a motion to approve
Estates, Lot 17R, (Cavalry Construction), Site Plan
, subject to the following revised
conditions:
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 non-vehicular
calculation only reflects the non-vehicular 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.
6.Relocate shrubs from between the garage and enclosure to the west side of the
enclosure.
(7-0)
Commissioner Darling seconded; motion carried , with Commissioners Goodale,
Sarma, Robinson, Haas, Portman, Darling and Blankenship voting in favor. None
opposed.
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
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.
Jim Dewey, JDJR Engineers & Consultants, Inc., Irving, Texas, was present to represent
this case, to address questions and stated agreement with staff’s recommendations.
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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. The
following person spoke:
Richard Pilone, 801 Howell Drive, Coppell, Texas, spoke in opposition because
of increased traffic and the driveway opening on Howell Drive.
Chairman Haas closed the public hearing.
Action:
North Lake Estates, Lot 17R,
Vice Chairman Portman made a motion to approve the
(Cavalry Construction), Replat
, subject to the following conditions:
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.
(7-0)
Commissioner Goodale seconded; motion carried , with Commissioners Goodale,
Sarma, Robinson, Haas, Portman, Darling and Blankenship voting in favor. None
opposed.
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
Presentation:
Assistant Planning Director, Marcie Diamond introduced this case to the Commission
with exhibits. She stated that staff is recommending approval with one condition which
she read into the record.
Lynn Kadleck, Kadleck & Associates, 2000 N. Central Expwy., Suite 113, Plano, 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. The
following person spoke:
Marla Williams, 137 Hollywood Drive, Coppell, Texas, commented that this was
originally planned for “empty nester housing” on smaller lots and that this is for
larger lots than originally proposed.
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Chairman Haas closed the public hearing.
Action:
Red Hawk Addition, Lot 1R,
Vice Chairman Portman made a motion to approve the
Block A, Replat
, subject to the following condition:
1.Revise condition ‘I)’ to reflect Lot 1R as herein being replatted.
(7-0)
Commissioner Robinson seconded; motion carried , with Commissioners Goodale,
Sarma, Robinson, Haas, Portman, Darling and Blankenship voting in favor. None
opposed.
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
Presentation:
Assistant Planning Director, 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.
Lynn Kadleck, Kadleck & Associates, 2000 N. Central Expwy., Suite 113, Plano, Texas,
was present to represent this case, to address questions and stated agreement with staff’s
recommendations.
Mark Hill, 1029 Basilwood Drive, Coppell, Texas, questioned the minimum lot size; Ms.
Diamond clarified that the lot sizes will be as established in the zoning.
Action:
Blackberry Farm, Final Plat
Commissioner Robinson made a motion to approve the ,
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-foot Building Line, to read 15-foot Building and Fence line
on Lot 1 Block A, Lots 1, 6 & 11, Block B, Lot 23, Block C 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-foot 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.Revise the 15-foot Hike and Bike Trail Easement note.
8.The CLOMR and LOMR must be submitted and approved by FEMA; a CDC
Permit must be obtained and a 404 Permit must be approved by the Army Corp of
Engineers.
9.The wetlands determination will need to be provided.
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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.
(7-0)
Vice Chairman Portman seconded; motion carried , with Commissioners Goodale,
Sarma, Robinson, Haas, Portman, Darling and Blankenship voting in favor. None
opposed.
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.
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.
During the Pre-Session, Planning Director, Gary Sieb advised the Commission of
Council’s actions on February 11, 2014, and stated that Council approved all of the
above-stated items.
9. Presentation – ‘Small Business Assistance’, Matt Steer.
Planning Director, Gary Sieb (for Matt Steer) made a presentation concerning small
business assistance. He mentioned that city staff has been working to review current
ordinances, policies, programs and services, looking for ways the city can assist small
businesses to be successful. This item was originally scheduled to be discussed in the
work session at the City Council meeting for February 25, 2014, but was postponed until
March 11, 2014. Text amendments or code revisions will be brought to the Planning
Commission for a public hearing at a later date.
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10. Discussion Item – ‘Draft of Mixed Use Zoning District Proposal’
Gary Sieb/Marcie Diamond.
Planning Director, Gary Sieb made the same presentation that he made to the City
Council at their work session on February 11, 2014. He discussed the implementation of
the mixed-use zoning district as detailed in the 2030 Coppell Comprehensive Plan.
Assistant Planning Director, Marcie Diamond, presented to the Commission the
details/guidelines as proposed for a new zoning district for a mixed-use developments.
The Planning Commission discussed and suggested revisions to the draft proposal.
Chairman Haas allowed citizens to comment on this discussion item and noted that this
item will be taken under advisement to be considered at a future date. The following
people spoke:
Marsha Honer, 1019 Forestwood Lane
Mark Hill, 1029 Basilwood Drive
Marla Williams, 137 Hollywood Drive
Amit Sangani, 739 Chateaus Drive
Jeff Perry, 442 Clear Creek Lane
Satich Manduva, 109 Corsica Court
Kevin Kinnan, 1044 Village Parkway
Fernando Teruya, 1056 Village Parkway
Richard Bell, 244 E. Bethel Road
Tarneshwar Surimali, 806 Cheshire Drive
Eustace Fernandes, 276 Kailey Way
11.Director’s Comments.
Planning Director, Gary Sieb stated the dialog between the Commission, citizens and
staff was very productive. He will take the concerns and suggestions of the Commission
and citizens back to staff for consideration and bring back the second draft when
appropriate.
He also reminded the citizens of the various opportunities for public information and
input:
Public hearings are published/advertised in the local paper, Citizens Advocate
which is distributed every Friday
State Law mandates notification of property owners within 200 feet of all requests
Zoning change signs with Planning Dept. contact information are posted on
properties prior to public hearings
All information is public record
The agendas, staff reports, exhibits and minutes are available on the city website
before and after the meetings
Planning Department staff is available located at 265 Parkway Blvd., 8 a.m. to 5
p.m., Monday - Friday
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ADJOURNMENT
With nothing further to discuss, the meeting adjourned at approximately 9:15 p.m.
__________________________________
Edmund Haas, Chairman
__________________________________
Juanita A. Miles, Secretary
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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).
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CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
Alford Media Addition, Lot 1R & Lot 2, Block 1, Replat
P&Z HEARING DATE:
March 20, 2014
C.C. HEARING DATE:
April 8, 2014
STAFF REP.:
Gary L. Sieb,Director of Planning
LOCATION:
East side of Freeport Parkway, north of Rolling Oaks Memorial Center
SIZE OF AREA:
14.45acres of property
CURRENT ZONING:
LI (Light Industrial) & SF-12 (Single Family-12)
REQUEST:
Areplat of Lot 1, Block 1, of the Alford Media Addition to allow the retention of
the existing uses and easements on Lot 1R (10.9 acres) and the subdivision of Lot
2 for single family (3.56acres).
APPLICANT:OwnerEngineer
Alford Coppell Real Estate HoldingsKadleck and Assoc.
296 Freeport ParkwayLynn Kadleck
Coppell, TX. 750192000 N. Central Expwy.
(972) 538-9400Suite 113
Plano, TX. 75074
(972) 881-0771
Fax: (972)509-1861
Email: 1kadleck@verizon.net
HISTORY
:This 14.45acre property was platted in early 1998 and developed with a 41,000-
square-foot Alford Media office/warehouse building shortly thereafter. There has
been no subsequent re-platting of this property.
HISTORIC COMMENT
:There is nothing of historic significance attached to this property.
TRANSPORTATION
:Oak Grove Lane is a 27-foot-wide, asphalt, substandard residential street with no
curb, gutter or sidewalk contained within a 60-foot right-of-way.
SURROUNDING LAND USE & ZONING
:
North
:single-family residential; PD-100-SF-9, Planned development for detached
single family uses
South
:non-conforming mobile home park; 2F-9, duplex zoning
East
:single-family residential; SF-7 single family detached uses
West
:office/warehouse; LI, Light Industrial uses
ITEM # 5
Page 1of 2
COMPREHENSIVE PLAN
:Coppell 2030, A Comprehensive Master Planshows this land as appropriate for
residential uses as an Urban ResidentialNeighborhood.
DISCUSSION:
As mentioned above, this 14.45acre property was developed by Alford Media in
1998-99 with a 41,000-square-foot building. At the east end of the property on
roughly 3.5acres of the site, there has been no development. Inreviewing its
long range development plan, Alford has determined it has no need for expansion
on this somewhat isolated parcel, and would like to dispose of it. Oak Grove
currently terminatesin a dead end. A developer has approached Alford with a
plan to purchase the 3.5 acre parcel, follow that up with a proposal to rezone it for
residential use, and then replat 9 single family lots fronting on a cul-de-sac. The
Comprehensive Master Planshows this 3.5 acre parcel as appropriate for
residential use. It is a heavily wooded parcel as indicated by the Tree Survey, and
residential development will encourage the preservation of trees. The proposed
density is compatible with existing development alongOak Grove, the
construction of a cul-de-sac is beneficial to the entire neighborhood, and this
development type (single family detached construction) should be encouraged
here.
To accommodate the development proposal, Alford Media is requesting to replat
their 14.45acre parcel into two lotsand modify their existing fire lane. Lot 1R is
the 10.9 acre property which contains the existing office/warehouse buildingand
is zoned LI (Light Industrial). Proposed Lot 2 is the 3.56acre parcel zoned SF-
12, (Single Family-12),with a small portion on the west end zoned LI. Although
this west end parcel is unbuildable because of the drainage easement,it is
proposed to be zoned for residential development (in the form of a residential PD)
and utilized as individual open space. Staff supports this replat and recommends
it be approved.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommendingAPPROVAL of this replat request with the following conditions:
1.There will be additional comments during detailed engineering plan review
2.Abandon the existing fire lane and revise the platto match the Freeport Parkway
plans
3.Tree removal permit is required prior to any new construction on the property
ALTERNATIVES:
1.Recommend approval of the request
2.Recommend disapproval of the request
3.Recommend modification of the request
ATTACHMENTS:
Replat Document (2 sheets)
1.
ITEM # 5
Page 2of 2
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
Case No.: PD-263R-SF-9, The Preserve at Oak Grove
P&Z HEARING DATE:
March 20, 2014
C.C. HEARING DATE:
April 8, 2014
STAFF REP.:
Gary L. Sieb,Director of Planning
LOCATION:
Oak Grove LaneExtension
SIZE OF AREA:
3.56acres of property
CURRENT ZONING:
SF-12 (Single Family-12)and LI (Light Industrial)
REQUEST:
A zoning changeto PD-263R-SF-9 (Planned Development-263 Revised-Single
Family-9), to attach a Detail Site Plan on 3.56 acres of property to allow the
development of nine (9) single-family homes.
APPLICANT: Owner Engineer
AlfordCoppell Real Estate HoldingsKadleck and Assoc.
296 Freeport ParkwayLynn Kadleck
Coppell, TX. 750192000 N. Central Expy.
(972) 538-9400Suite 113
Plano, TX. 75074
(972)881-0771
Fax: (972) 509-1861
Email: 1kadleck@verizon.net
HISTORY
:There is no zoning history on the subject tract, as it has been zoned SF-12and LI
forover 30 years and has been vacant during that entire time frame.
HISTORIC COMMENT:
There are seven homes on Oak Grove Lane, beyond the current PD zoning
application areajust east of thisproposed development that have been identified in
the Historic Resource Survey prepared in 2009 for the Coppell Historic Society as
being constructed in the Minimal Traditional style--single story, gable roof, lack of
ornamentation, etc.Theyare identified as Lots 2, 5,6,10, 20, 21, and 26, andare
outlined on the area recommended for a Planning Commission called public hearing
exhibit.
ITEM # 6
Page 1of 3
TRANSPORTATION
:Oak Grove Lane is a 27-foot wide, asphalt, substandard residential street with no
curb, gutter orsidewalk contained within a 60-foot right-of-way.
SURROUNDING LAND USE & ZONING
:
North
: single-family residential; PD-100-SF-9, Planned development for detached
single family uses
South
: non-conforming mobile home park; 2F-9, duplex zoning
East
: single-family residential; SF-7 single family detached uses
West
: office/warehouse; LI, Light Industrial uses
COMPREHENSIVE PLAN
:Coppell 2030, A Comprehensive Master Planshows this land as appropriate for
residential uses as an Urban Residential Neighborhood.
DISCUSSION:
This proposal generally reflects the recommendation for land use contained in the
Comprehensive Master Planand merits support from staff. The density of 2.5
units per acre is appropriate, and the addition of a cul-de-sac at the end of Oak
Grove is sorely needed. Although the cul-de-sac exceeds our typical 600 foot
maximumand the existing street is far longer than standard, the additional
housingin this low density neighborhood is notproblematic,Firehas indicated no
concern with this development provided the cul-de-sac is added, and the potential
for current property owners to improve their property once this development is
under way, is laudable. There are some concerns that warrant concessions from
the applicant including the placement of sidewalks within the subdivision,
removal of the tree mitigation fee exemption request, and assurance development
is kept out of the floodway/drainage easements. These concerns are addressed
under our conditions statements. All in all, this is a good request and warrants
staff approval.
A secondary consideration given the positive staff recommendation regarding the
requested PD, is the land area immediately east of the subject parcel. Specifically,
this developer has tentatively assembled seven additional parcels/structures along
Oak Grove and wishes to redevelop these lots with a similar product, generally
two story, masonry,detached residences(see attached parcel map). Because these
additional properties are scattered thorough the subdivision, it would be prudent
to recommend the Commission authorize calling a public hearing to determine
proper zoningalong the entirety of Oak Grove.In that manner, those property
owners who do not wishto sell to this developer can retain their existing homes.
The seven home owners who are interested in redevelopment can sell to this
applicant,thebuilder can do an infill project with the same size lots, and new
housing could be developed on the purchased lots. This is not an unusual process
to follow here, as several years ago we went through the same procedure with
Kaye Streetand Bullock/Howell. Some owners sold for redevelopment others
retained their existing homesteads. We have been advised there issupport for this
process as the developer of the PD has stated he has signed purchase contracts for
the sevenlots mentioned above.We have also been advised that approval of the
PD could generate additional participants in the redevelopment. That said, and
with the support of several of the property owners who are interested in
redeveloping their properties, the called hearing appears in order. By authorizing
the hearing, notices will be mailed to all property owners affected by the hearing,
the Commission will hear testimony regarding support of the rezoning and
ITEM # 6
Page 2of 3
appropriate action can be taken.We recommend the Planning Commission
authorize a public hearing to determine proper zoning on the property referred to
as the Irby Addition, Lots 1-26.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of this request subject to the following conditions:
1.There will be additional engineering commentsduring detailed review
2.Approval of a street with cul-de-sac exceeding the 600 foot standard
3.Tree removal permitrequired prior to start of construction
4.Park development fees of $1285 per unitare required
5.Tree mitigation fees are required; remove condition “K” from PD Conditions
statement
6.Remove “adjacent to curb”from Condition D;sidewalks shall have a parkway
between sidewalk and street
7.No parking will be allowed around the cul-de-sac
In addition, we would further recommend the Commission call a public hearing for April 17 to determine
proper zoning on Lots 1-26 of property commonly referred to as the Irby Addition.
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.Map of area recommended for a Commission called public hearing.
2.Detail Plan (Sheet 1)
3.Tree Inventory (Sheets 2 and 3)
4.Wall Details (Sheet L-1)
ITEM # 6
Page 3of 3
March 11, 2014
CITY OF COPPELL, TEXAS
MS
JR
AT OAK GROVE
LANDSCAPE PLAN
THE PRESERVE
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
Irby Addition, PH II -The Preserve at Oak Grove, Replat
P&Z HEARING DATE:
March 20, 2014
C.C. HEARING DATE:
April 8, 2014
STAFF REP.:
Gary L. Sieb,Director of Planning
LOCATION:
Oak Grove LaneExtension
SIZE OF AREA:
3.56acres of property
CURRENT ZONING:
LI (Light Industrial) & SF-12 (Single Family-12)
REQUEST:
Areplat ofa portion of Lot 2, Block 1, of the Alford Media Addition to allow the
subdivision of nine (9) single-family lots.
APPLICANT:OwnerEngineer
Alford Coppell Real Estate HoldingsKadleck and Assoc.
296 Freeport ParkwayLynn Kadleck
Coppell, TX. 750192000 N. Central Expwy.
(972) 538-9400Suite 113
Plano, TX. 75074
(972)881-0771
Fax: (972) 509-1861
:1kadleck@verizon.net
Email
HISTORY:
This proposal is a portion of a 14.45parcel that was platted in 1998, and
developed with a 41,000 square foot office/warehouse building for Alford Media.
There has been noreplatting activity on this 3.5 acre property up until this current
request.
HISTORIC COMMENT:
There is no historic significance attached to this replat proposal.
TRANSPORTATION:
Oak Grove Lane is a 27-foot wide, asphalt, substandard residential street with no
curb, gutter orsidewalk contained within a 60-foot right-of-way.
ITEM # 7
Page 1of 2
SURROUNDING LAND USE & ZONING:
North:
single-family residential; PD-100-SF-9, Planned development for
detached single family uses
South:
non-conforming mobile home park; 2F-9, duplex zoning
East:
single-family residential; SF-7 single family detached uses
West:
office/warehouse; LI, Light Industrial uses
COMPREHENSIVE PLAN:
Coppell 2030, A Comprehensive Master Planshows this land as appropriate for
residential uses as an Urban Residential Neighborhood.
DISCUSSION:
In an earlier case (Alford Media Addition,Lot1R and Lot 2, Block 1,Replat);
this property wasdivided into two lots resulting in the Alfred Media building
being located on a 10.9 acre lot (Lot 1R) and potential residential development
being contemplated on a 3.5acre lot (Lot 2). The purpose of this replatis to
establish nine single-family lots andprovide forthe extension of Oak Grove Lane
onLot 2. Oak Grove would have 50-feet of right of way,end in a cul-de-sac and
be constructed to city guidelines (concrete street, rolled curb, sidewalks, etc.).
Lot sizes for the residential development would range from 9000 to over 34,000
square feet. Although the length of the extended street (935 feet) exceeds our
typical 600 foot dead-end street maximum,the inclusion of additional paving in
thecul-de-sac, and the fact that we will now have a turn-around for fire apparatus
in this subdivision, eliminates our concern regarding cul-de-sac length here.
Because the replat duplicates the Planned Development District zoning just heard,
we support this request with the conditions listed below.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommendingAPPROVAL of the Irby Addition replat subject to the following conditions:
1.Additional comments may be generated during detailed engineering review
2.There will be no parking allowed in the cul-de-sac
3.A tree removal permit must be procured prior to start of construction
4.Park Development Fees of $1285 per lot will be assessed
ALTERNATIVES:
1.Recommend approval of the request
2.Recommend disapproval of the request
3.Recommend modification of the request
ATTACHMENTS:
1.Replat Document
ITEM # 7
Page 2of 2
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
Case No.: PD-237R5-HC/RBN, Trinsic (REVISED)
P&Z HEARING DATE:
March 20, 2014
C.C. HEARING DATE:
April 8, 2014
STAFF REP.:
Marcie Diamond,AssistantDirector of Planning
LOCATION:
East side of S. Belt Line Road between E.Dividend Drive and Chartwell Drive
SIZE OF AREA:
20.74acres of property
CURRENT ZONING:
Agriculture (Agriculture)
REQUEST:
A zoning changeto PD-237R5-HC/RBN (Planned Development-237 Revision 5-
Conceptual
Highway Commercial/Residential Urban Neighborhood), to attach a
Plan
for hotel, multifamily, retail and office uses.
APPLICANT:OwnerApplicant
Hackbelt 27 Partners, L.P.Trinsic Acquisition Co., LLC
1218 Chandler CircleAdam Brown
Prosper, TX. 750783100 Monticello Ave.
(972) 346-2162Suite 900
Email: samsue1@sbcglobal.netDallas, TX, 75205
(214) 462-7190
Fax: (214) 468-4114
Email: gbrown@trinsicres.com
HISTORY
:There have been a number of proposals for development of this property, some
conceptual, some resulting in Commission and Council action. In January of
2011, Council denied a Conceptual PD request for hotel, office, and retail
development, which included the proposed QT gas station. A Detail Plan for the
QT gas station was subsequently approved as a stand-alone lot on the north side
of Dividend Drive. In July of the same year a revised Detail Plan for the QT was
approved, including revised building elevations.
On December 10, 2013, after a unanimous recommendation for denial by the
Planning and Zoning Commission, the City Council remanded this request for a
Conceptual Planned Development District for Hotel, Retail and High Density
Housing back to the Planning and Zoning Commission, with all fees being
waived. Key elements were the inclusion of 1st floor retail and provision ofa
vehicle to assure that the hotel would be under construction priorto the high
ITEM # 8
Page 1of 3
density housing requested on Tract 2. Planning and Zoning Commission’s
recommendation for denial on the previous request for 331 high density units was
not appealed to City Council.
HISTORIC COMMENT
:We have found nothing of historic significance attached to this property
TRANSPORTATION
:Beltline Road is a six-lane, divided, concreteroadway constructed to standard
within a 110-foot right-of-way. Dividend Drive is a two-lane concrete road
contained within a 65-foot right-of-way. Chartwell currently under construction to
be a two-lane concrete street within 80 R.O.W. A right turn (north bound) being
constructed with this road improvement project.
SURROUNDING LAND USE & ZONING
:
North
:Existing gas station; Planned Dev. 237-R4-HC and “A”, Agriculture
South
:vacant land and bank building: “A”, Agriculture and City of Irving
East
:vacant: City of Dallas and Cypress Waters
West
:three-story office building and vacant: PD-221, HC
COMPREHENSIVE PLAN
:
Coppell 2030, A Comprehensive Master Plan,shows this land as appropriate for
Mixed Use Community Center.
DISCUSSION:
As detailedin the History section of this report, this is the third time that
consideration of Conceptual Planned Developments for these uses have been
discussed in a public hearing forum. Most recently, in December of 2013 Council
remanded asimilar requestfor a Hotel, High Density Housing, Retail and Office
Usesback for consideration by the Planning andZoningCommission. The issues
discussed included the inclusionof first floor retailin the high density residential
development(mixeduse),architectural compatibility(similar materials, etc.) of
all the buildingswithin this three lot development, pedestrianconnections,no
additional residential uses being permitted on the northern tract, and akey feature
being that assurances needed to be provided that the hotel would be under
constructionor prior to the high density residential.
This Concept Plan addresses many of those issues,whereas:
Detail Site Plans for both the hotel and the multifamily are being
considered in this agendaand the timing of development will be
included as a PD Condition;
The applicant has included retail and other accessory non-
st
residentialuseson a portion of the 1floor facing Belt Line Road;
The materials on the hotel and the residentialprojectsare
architecturally compatible withthe same color pallet;
Pedestrian connections are proposed between the hotel and retail
development.
However, there are technical issues with each site plan which are detailed in the
respective staff reportsand additional assurances that the hotel will be the first
project to be developed on this 20 acre tract must be provided.
ITEM # 8
Page 2of 3
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommendingAPPROVAL of PD-237R5-HC/RBN (Planned Development-237Revision 5-
Conceptual Plan
Highway Commercial/Residential Urban Neighborhood), to attach a for hotel,
multifamily, retail and office usessubject to:
1.The addition of the following PD Conditions-
a.No buildingpermitshall be issued for any high density residential development on Lot 2 until
such time that the Hotel on Lot 1 is under construction, including at a minimum, all underground
utilities are installed and theslabhas beenpoured.
b.Themutual access drive (48footwide pavementplus 10 foot wide landscaped median)between
Lots 2 and 3 beshall bebuilt with the development on Lot 2.
c.Prior to any development on this property, this property shall be platted. The northern half of
this driveway shall be established as a mutual access and fire lane easement as part of Lot 3.
d.Residential uses shall not be permitted within Lot 3.
e.City Council approval of the Detail Site Plan shall be required prior to development of Lot 3.
f.All retail and office development withinLot 3 shallbe architecturally compatible with the
developments on Lots 1 and 2 and shall provide for open spaces and pedestrian connections.
2.The following drafting corrections being made-
a.Add “fitness center, club house and other accessoryuses”to the data table for Lot 2.
b.All revisions required to the Detail Plans for Lots 1 and 2 being reflected on this Conceptual
Plan.
3.There may be additional comments at the time of engineering review, including, but not limited to the
location of the driveway on Chartwell Drive.
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.Conceptual Site Plan
ITEM # 8
Page 3of 3
EAST DIVIDEND DRIVEEAST DIVIDEND DRIVE
620' - 0"
24' FIRE LANE24' FIRE LANE
101' - 2"
24' FIRE LANE24' FIRE LANE
19' - 019' - 019' - 019' - 019' - 019' - 019' - 019' - 0
24' - 0"24' - 0"24' - 0"24' - 0"24' - 0"24' - 0"
24' FIRE LANE24' FIRE LANE
77' - 0"
19' - 019' - 0
24' - 0"
73' - 6"
620' - 0"
24' FIRE LANE24' FIRE LANE
24' FIRE LANE24' FIRE LANE
24' FIRE LANE
78' - 6"
19' - 019' - 0
24' - 0"
24' FIRE LANE
9' - 0"
24' FIRE LANE
24' FIRE LANE
55' - 11
24' FIRE LANE
CHARTWELL DRIVECHARTWELL DRIVE
30' - 0"324' - 0"266' - 0"
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
Case No.: PD-237R7-HC, Springhill Suites
P&Z HEARING DATE:
March 20, 2014
C.C. HEARING DATE:
April 8, 2014
STAFF REP.:
Marcie Diamond,AssistantDirector of Planning
LOCATION:
S. Belt Line Road andChartwell Drive, Northeast Corner
SIZE OF AREA:
2.7acres of property
CURRENT ZONING:
A(Agriculture)
REQUEST:
A zoning changeto PD-237R7-HC (Planned Development-237 Revision 7-
Detail Site Plan
Highway Commercial), to attach a for a five-story, 120-room
hotel with accessory uses including meeting rooms, pool, fitness center and bar.
APPLICANT:OwnerApplicant
Hackbelt 27 Partners, L.P.Dilip Pranav
1218 Chandler CircleChase Hospitality , LLC
Prosper, TX. 750788530 Esters Blvd.
(972) 346-2162Irving, Texas 75063
Email: samsue1@sbcglobal.net214-614-6040
Email: Dpranav@chasehospitality.com
HISTORY
:There have been a number of proposals for development of this property, some
conceptual, some resulting in Commission and Council action. In January of
2011, Council denied a Conceptual PD request for hotel, office, and retail
development, which included the proposed QT gas station. A Detail Plan for the
QT gas station was subsequently approved as a stand-alone lot on the north side
of Dividend Drive. In July of the same year a revised Detail Plan for the QT was
approved, including revised building elevations.
On December 10, 2013, after a unanimous recommendation for denial by the
Planning and Zoning Commission, the City Council remanded this request for a
Conceptual Planned Development District for Hotel, Retail and High Density
Housing back to the Planning and Zoning Commission, with all fees being
waived. Key elements were the inclusion of 1st floor retail and provision of a
vehicle to assure that the hotel would be under construction priorto the high
density housing requested on Tract 2. Planning and Zoning Commission’s
ITEM # 9
Page 1of 4
recommendation for denial on the previous request for 331 high density units was
not appealed to City Council.
HISTORIC COMMENT
:We have found nothing of historic significance attached to this property
TRANSPORTATION
:Beltline Road is a six-lane, divided, concreteroadway constructed to standard
within a 110-foot right-of-way. Dividend Drive is a two-lane concrete road
contained within a 65-foot right-of-way. Chartwell currently under construction to
be a two-lane concrete street within 80 R.O.W. A right turn (north bound) being
constructed with this road improvement project.
SURROUNDING LAND USE & ZONING
:
North
:vacant;“A”, Agriculture;current request forHigh Density Residential and
retail uses
South
:vacant land and bank building: “A”, Agriculture and City of Irving
East
:vacant: City of Dallas and Cypress Waters
West
:three-story office building and vacantland: PD-221, HC
COMPREHENSIVE PLAN
:
Coppell 2030, A Comprehensive Master Plan,shows this land as appropriate for
Mixed Use Community Center.
DISCUSSION:
This Detail Plan is to permit the development of a 120 room hotel and accessory
usesincluding arestaurant,bar, pool and fitness center. These uses are accessory
to the main use because they are essentiallylimited to the hotel guests. In
addition,this hotel proposes to include 5,756 square feet ofmeeting rooms and a
310 square foot board roomwhich will be available for outside functions. The
meeting rooms have movable partitions which can be combined to provide a
4,325 square footmeetingspaceon the north side of the building and a 1,431
square foot space on the south side. There is also apre-function areathat can be
utilizedas accessory to the meeting rooms. The kitchen facility willprovide
food for the guest’s breakfast buffetas well as be availablefor meal servicefor
the meeting rooms. This type of business hotel with the proposed meeting
facilities will be a welcomed addition to the city of Coppell. However, there are
several technical issues which need to be addressed.
Parking
As regulated in the Zoning Ordinance, parking is required to be provided at a
ratio of one space per sleeping room plus one space per 100 square feet for the
meeting rooms (banquet/meeting roomsfacilities), requiring 180 parking spaces.
The site plan is currently indicating 146 spaces for this use. As detailed in the
attached letter from the developer/operator of this proposed facility, he feels that
146parking spaces is sufficient based on:
Peak demand for parking for the meeting space (daytime) will be when the
demand for parking from hotel guestsisthe least.
They anticipate 60% of the use of the meeting space will be hotel guests.
Based on their experience with similarairport hotel properties,
approximately 15-18% of their guests will not have cars and will be
utilizing shuttle services provided by the hotel.
ITEM # 9
Page 2of 4
Their hotel and bar are essentially for the use of their guests
1
Staff surveyed surrounding citiesandHotelparking is typically provided at a
ratio of one space per guest room.In the citiessurveyed, parkingrequired for the
6,000 square feet of meeting facilities would range from 30 to 60 spaces
depending on the city.This project is only providing 26 spaces in addition tothe
one space per room requirement.Even though this owner/operator’s experience
with similar hotel properties in this areaand his business plan for this hotel
supports his position, in the event that this hotel changes flags,thenew owner
may have a different business planandthis parking deficit couldbe an issue.
Operationalfunctionsto support this reduction (shuttle services, limitation on
hours of operation on meeting(banquet) room useand capacities, etc.) should be
added as PD conditions.It must be noted that staff generally questions significant
reductions in parking and is concerned with granting this variance unless justified.
Landscaping
As recently presented to Council,ourcurrent LandscapeOrdinancerequires a
larger percentage of property be devoted to landscaping the smaller the lotis.
There has also been consideration given to the utilization of enhanced paving to
fulfill up to 5% of the required landscaping. In thisparticular case,if compliant
with all aspects of the zoning ordinance a full 34% of the site would be required
to be landscaped. The landscape plan for this project includes approximately21%
of the site being devoted to landscaping.Specifically, thisplanmeets the
perimeter(edges) buffer requirementsand exceedsthe interior landscape
requirements.However,the14,272 square feetof non-vehicular landscaping
required is not being met. The applicant is proposing to provide21,139square
feet of enhanced paving, approximately ½ of which would fulfill this 34%
landscaping requirementwhich would result in 42% of the site.In addition, 55
three-inch caliper trees are required, and 57-four-inch caliper trees are being
providedfor 63 additional caliper inches of trees on this 2.7 acre site.
Elevations and Signs
The building complies with the masonryrequirement of the ZoningOrdinance,
whereas over 80% of each façadeismasonrywhich includes two brick colors and
complement stone, similar to the material as proposed for the development on Lot
2.EFISis limited to an accent along the top of the building.
The attached sign will be SpringHill Suites in whitechannel letters and the word
Marriott in redchannel letters, as prescribed by the company’s logo.The size of
the signs is compliant with the Sign Ordinance.
The Zoning Ordinanceallows a 60 square foot monument sign on the 2.6 acre
tract. The applicant is requesting two signs, oneat the driveway on Belt Line
Road and one at the corner of Belt Line Road and Chartwell Drive. This proposal
is to divide the60 square foot ofsignage allowed tointo two, andpermit a 40
square foot sign on Belt Line Road and a 20 square foot sign on Chartwell. It is
requested that the elevations of these signs, if compliant with the Zoning
Ordinancebe approved administratively.
1
Lewisville, Carrollton, Plano and Frisco
ITEM # 9
Page 3of 4
Site
This plan shows the main entrance to the hotel off Chartwell Drive, with the side
façade on Belt Line Road,aprimary image zone. The applicant needs to explain
why the main entranceisonChartwell Road instead of the more heavily traveled
and more easily identified Belt Line Roadexposure.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommendingAPPROVAL of PD-237R7-HC, Springhill Suitessubject to:
1.The addition of the following PD Conditions -
a.No building permit shall be issued for any high density residential development on Lot 2 until
such time that thisHotel is under construction, including at a minimum, all underground utilities
beinginstalled and the slab has beenpoured.
b.The bar and the breakfast buffet are intended for guests only, and there shall be no outside signs
or advertising of these accessory uses.
c.Landscaping shall be permitted as indicated on the Landscape Plan
d.Two monument signs being permitted, one-40 square foot sign on Belt Line Road and one-20
square foot sign on Chartwell. If the signs are compliant with the Zoning Ordinance they may be
approved administratively.
i.Revise the word “Marquee” to monument on Sheet SP-1.
e.Prior to any development on this property, this property shall be platted.
f.Inclusion of operationalmethods to support the parking reduction(shuttle services, limitation on
hours of operation on meeting room use capacities , banquet room capacities, etc.) to be added
as PDconditions, if supported by the Planning and Zoning Commission.
2.There may be additional comments at the time of engineering review, including, but not limited to the
location of the driveway on Chartwell Drive.
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.Letter from Dilip Pranav, Chase Hospitality
2.Site Plan
3.Landscape Plan
4.Floor Plans (3 pages)
5.Elevations (2 pages)
ITEM # 9
Page 4of 4
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CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
Case No.: PD-237R6-RBN, Trinsic-Aura (REVISED)
P&Z HEARING DATE:
March 20, 2014
C.C. HEARING DATE:
April 8, 2014
STAFF REP.:
Marcie Diamond,AssistantDirector of Planning
LOCATION:
East side of S.Belt Line Road between E.Dividend Drive and Chartwell Drive
SIZE OF AREA:
11.18acres of property
CURRENT ZONING:
PD-237R5-HC/RBN (Planned Development-237 Revision 5-Highway
Commercial/Residential Urban Neighborhood)
REQUEST:
A zoning changeto PD-237R6-RBN (Planned Development-237 Revision 6-
Detail Site Plan
Residential Urban Neighborhood), to attach a for 311
multifamily units, 11,000 square feet of retail/residential/office use and accessory
uses.
APPLICANT:OwnerApplicant
Hackbelt 27 Partners, L.P.Trinsic Acquisition Co., LLC
1218 Chandler CircleAdam Brown
Prosper, TX. 750783100 Monticello Ave.
(972) 346-2162Suite 900
Email: samsue1@sbcglobal.netDallas, TX, 75205
(214) 462-7190
Fax: (214) 468-4114
Email: gbrown@trinsicres.com
HISTORY
:There have been a number of proposals for development of this property, some
conceptual, some resulting in Commission and Council action. In January of
2011, Council denied a Conceptual PD request for hotel, office, and retail
development, which included the proposed QT gas station. A Detail Plan for the
QT gas station was subsequently approved as a stand-alone lot on the north side
of Dividend Drive. In July of the same year a revised Detail Plan for the QT was
approved, including revised building elevations.
On December 10, 2013, after a unanimous recommendation for denial by the
Planning and Zoning Commission, the City Council remanded this request for a
Conceptual Planned Development District for Hotel, Retail and High Density
Housing back to the Planning and Zoning Commission, with all fees being
waived. Key elements were the inclusion of 1st floor retail and provision of a
ITEM # 10
Page 1of 5
vehicle to assure that the hotel would be under construction priorto the high
density housing requested on Tract 2. Planning and Zoning Commission’s
recommendation for denial on the previous request for 331 high density units was
not appealed to City Council.
HISTORIC COMMENT
:We have found nothing of historic significance attached to this property
TRANSPORTATION
:Beltline Road is a six-lane, divided, concreteroadway constructed to standard
within a 110-foot right-of-way. Dividend Drive is a two-lane concrete road
contained within a 65-foot right-of-way. Chartwell currently under construction to
be a two-laneconcrete street within 80 R.O.W. A right turn (north bound) being
constructed with this road improvement project.
SURROUNDING LAND USE & ZONING
:
North
:Existing gas station; Planned Dev. 237-R4-HC and “A”, Agriculture
South
:vacant land andbank building: “A”, Agriculture and City of Irving
East
:vacant: City of Dallas and Cypress Waters
West
:three-story office building and vacant: PD-221, HC
COMPREHENSIVE PLAN
:
Coppell 2030, A Comprehensive Master Plan,shows this land asappropriate for
Mixed Use Community Center.
DISCUSSION:
As discussed in the history section of this report,a request for 331 multifamily
units was recommendedfor denial by the Planning and ZoningCommission in
Octoberof last year,and thatrequest wasnot appealed toCity Council. Since
that time the applicant has revised this request to reduce the number of units,
st
include retail useson the 1floor,increased the parking ratio, increasedthe
number of covered parking spaces,and specifically defined the open spaces and
other elements as currentlybeing consideredin the draftof the Mixed Use
Districts. Given the location and abutting land uses,this proposal is being
analyzed relation to the Draft of the MX-2 district regulations.As discussed in
the two companion requests, the Conceptual Planned Development for this 20
acre tract and the Detail Plan for the Hotel on Tract 1, no Building Permits for this
proposed residentialdevelopment will be issued untilsuchtime that the hotelis
under construction.
Site Plan
This request is for 311 residential units,at a density of 28 dwelling units per acre.
The DraftMXD-2 suggests densities greater than 22 dwelling units per acre
within this district. Given that there is no residential adjacencies and this property
fronts on a major thoroughfare (Boulevard) this density meets the Draft MXD-2
density parameters. Also included is 3,221square feet of retail/restaurant uses
abutting the proposed plaza and accessory usesalong the frontage of Belt Line
RoadAs envisioned in the Draft MXD-2District 40%of the buildingfrontage
on Belt Line Road is devoted tothesenon-residential uses. Also as included in
the DraftMXDordinance, thefirst floornon-residential uses have a minimum
depth of 30 feet; clear glass windows comprisesno less than 60% of the ground
ITEM # 10
Page 2of 5
floor façade and interior ceiling “clear” heights being no less than 12 feet. The
clear heighton this project is a minimum of 16feet.
th
At the March 10Councilmeeting, in a presentation regarding proper allocation
of non-residential to residential mixed use ratios,the Planning Director notedthat
the 2030 ComprehensiveMasterPlanstates that 1,000 new households can
stimulatethe need for approximately 160,000squarefeet of retail uses(which
includes localand non-local patrons)and that guideline would suggest that this
project could potentially support in excess of 40,000 square feet of non-residential
uses. However, thisis a significant amount of non-residential to befully
accommodated within this 11.8 acre lot.Additional retail/restaurant/office along
the frontage of Belt Line Road should be considered.
Open Spaces/Landscaping:
The Draft MXDdistrict proposes thatopen/civic/gathering areas be a minimum of
15 percent of the gross area of the entire site.Further it states that 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.
Based on that ratio, this 11.8 acre development would require 73,050 square feet
ofopen/civic/gathering areas. This development is compliant with that regulation
whereas 1.6 acres (70,229 square feet) is devoted to outdoorvillage greens, plazas
and pool areas. These open areas areaddition to the required landscaped areas
provided within the parking lots and along the perimeters of this development.In
addition, included within ‘Building 1’is a 2,369 square foot fitness center and a
1,836 square foot club area for the use of the residents, bringing the totalto
74,434 square feet of open/civic/gathering areas.
Streetscape
TheDraftMXD districtsinclude regulationson streetscape design. Those
regulations require that streettrees on private property along all street frontages,
be located at a minimum of 40-feet on center. The Landscape Plan for this project
shows only one tree per 50linear feet.Therefore,four (4)additionalover story
trees are required along Belt Line Road. In addition to street trees,the Draft
MXD regulations require that along residential ground floor frontages,a
minimum of six (6) feetof landscaping (ground cover, low shrubs, ornamental
trees)be provided between the edge of sidewalk and the primary building façade.
A revised Landscape Plan including additional detail of this area needs to be
submitted to reflect this condition as illustrated as being meton the colored
renderings. Finally,the Draft MXD suggests thatsidewalks generally be located
five (5) feet from back of curb toprovide a buffer between vehicular and
pedestrian movementsand shall be a minimum of 6 feet in width. The sidewalks
within this development, parallel to Belt Line Road need to be increased to 6’
wide.
Building Elevations
As discussed in the Conceptual Plan and the Detail Plan for the Hotel, all building
materials are architecturally compatible utilizing the same tones of brown, beige
and cream. The Draft MXD district requires that
ITEM # 10
Page 3of 5
“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.”
These buildings are designed with undulating front facades, balconies and porches
which meet these design criteria. The free standing parking garages will be 100%
masonry with thesame brick and roof materials as the main structure. Even the
carports which will not be visiblefrom any public right-of-way or abutting
properties will also use the same roof materials as the main structure and the
support columns will be clad with brick.
Finally, the height of these buildings will not exceed45 feet. TheDraftMXD-2
states that the maximumheight shall generally be 55 feet.
Parking
The last issue is parking. Under the City’s existing parking regulations,the
residential portion of this development (311 units)would require 780parking
1
spacesIn theDraftMX District, parking for this type of development would be
2 parking spaces per unit,requiring622 spaces.Under either regulationan
additional 29parking spaces for the retail and office useswould also be required.
2
The applicant is proposing 537parking spaces(1.75 per unit) for the residential.
Attached to this staff report is the applicant’s Parking Ratio Analysis submitted to
justify this reduction. These 537 parking spacesincludes 83 (15%) of the
parking to be tandem spaces to belocated on the driveway behind the parking
garages. Including the tandem spaces,this represents an85 parking space
deficient (based on MXD -2 parking spaces per unit)for the residential uses.
Staff also has concern with functionality of the fourparking spaces parallel to the
east property line, especially if the tandemspaces are proposed in this area.
Whilethe applicant has supplied information on other high density residential
complexes which provide less parking than provided here, staff’s research of
other city’s ordinances, coupled with experience within the City of Coppell with
under-parked developments,staff cannot support this parking ratio of 1.73 per
unit. To address this issue, staff suggests a reductionofthe number of units to
providethe minimum of two parking spaces per unit.Based on 537 parking
spaces, 269 units would be permitted.
Finally,in the Draft MXD-2district, 80% of the required parking is recommended
to be covered. This proposal calls for 111 spaces within parking garages and 154
spaces under carports, accounting for approximately 50 percent of the parking
spaces provided.In addition to the residential parking 29 spaces are provided for
the non-residential uses proposed along the “slip street” parallel to Belt Line
Road.
ased on: 2parking spaces per 1 & 2 bedroomunits , 2.5parking spacesper 3 bedroomunits, plus 0.5 per unit
1
B
Based on: 1 parking per bedroom,plus 0.5 per unit.
2
ITEM # 10
Page 4of 5
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommendingAPPROVAL of PD-237R6-RBN, Trinsic-Aura subject to the following conditions:
1.The addition of the following PD Conditions -
a.No building permit shall be issued for any residential developmentonthis lotuntil such time that
the Hotel on Lot 1 is under construction, including at a minimum, all underground utilities are
installed and the slab has beenpoured.
b.The mutual access drive (48 foot wide pavement plus 10 foot wide landscaped median)between
Lots 2 and 3 be shall be built with the development on Lot 2.
c.Prior to any development on this property, this property shall be platted. The northern half of
this driveway shall be established as a mutual access and fire lane easement as part of Lot 3.
d.Payment of park development fees in the amount of $1,285 per unit.
2.Revise the Site Plan to address the parking deficit by reducing the number of units.
3.Consider additional retail/office restaurant uses to take advantage of the Belt Line Road frontage and
further support the mixed use aspect of this project.
4.The following drafting/technical corrections being made -
a.Revise the Landscape Plan to include 4additionaloverstory trees along Belt LineRoadand one
additional overstory tree on the east side of the driveway by the entry plaza.
b.Revise the Landscape Plan to provide additional details on the street scape design along Belt
Line Road to specify of shrubs, ornamental flowersanddecorative light fixtures asincluded in
the draft MXDregulations and illustratedonthe color renderingsubmitted by the applicant.
c.The sidewalk adjacent to Belt Line Roadbeing increasedto be a minimum of 6 feet in width.
d.Reanalyze the functionality of the four parallel parking spaces along the southern property line
5.There may be additional comments at the time of engineering review, including but not limited to, the
location of the driveway on Chartwell Drive.
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.Applicant Parking Ratio Analysis
2.Site Plan
3.Landscape Plan (2 pages)
4.Rendering
5.Building Elevations (6 pages)
ITEM # 10
Page 5of 5
Plan
CONSTRUCTION
Coppell, Te as
APPROVAL, PERMITTING OR
S ar
NOT FOR REGULATORY
Landscape
Trinsic Residential Gro p
03-11-2014
A ra o ell
Site Plan Rei e
Coppell, Texas
Detail Site Plan
Trinsic Residential Group
03-11-14
SUBMISSION DATE
EAST DIVIDEND DRIVE
620' - 0"
24' FIRE LANE
101' - 2"
24' FIRE LANE
19' - 019' - 019' - 019' - 019' - 019' - 019' - 019' - 0
24' - 0"24' - 0"24' - 0"24' - 0"24' - 0"24' - 0"
24' FIRE LANE
77' - 0"
19' - 019' - 0
24' - 0"
73' - 6"
620' - 0"
24' FIRE LANE24' FIRE LANE
24' FIRE LANE24' FIRE LANE
9' - 0"
24' FIRE LANE
78' - 6"
19' - 019' - 0
24' - 0"
24' FIRE LANE
9' - 0"
24' FIRE LANE
24' FIRE LANE
55' - 11
9' - 0"
24' FIRE LANE
CITY OF COPPELL
CITY OF DALLAS
24' - 0"
CHARTWELL DRIVE
30' - 0"324' - 0"266' - 0"
Entry Drive
CONSTRUCTION
Coppell, Texas
APPROVAL, PERMITTING OR
Line Road & Project
NOT FOR REGULATORY
Perspective at Belt
Trinsic Residential Group
03-11-2014
Aura Coppell
Site Plan Reivew
Coppell, Texas
Elevations
Trinsic Residential Group
Building I - Exterior
03-06-14
SUBMISSION DATE
EQEQ
37' - 4
38' - 1 1/2"
44' - 1 1/2"
Coppell, Texas
Elevations
Trinsic Residential Group
Building II - Exterior
03-06-14
SUBMISSION DATE
37' - 4
38' - 1 1/2"
44' - 2 1/4"
Coppell, Texas
Elevations
Trinsic Residential Group
Building III - Exterior
03-06-14
SUBMISSION DATE
EQ.EQ.
37' - 4
38' - 1 1/2"
43' - 11 1/2"
38' - 1 1/2"
43' - 11 1/2"
Coppell, Texas
Elevations
Trinsic Residential Group
Building IV - Exterior
03-06-14
SUBMISSION DATE
EQEQ
37' - 4
37' - 11 7/8"
43' - 11 7/8"
Coppell, Texas
Elevations
Trinsic Residential Group
Building V - Exterior
03-06-14
SUBMISSION DATE
EQEQ
37' - 4
38' - 0 1/2"
43' - 11 1/2"
Coppell, Texas
Exterior Elevations
Detached Garage -
Trinsic Residential Group
03-06-14
Building VI &
SUBMISSION DATE
7' - 0" MIN.
9' - 7" MEAN
11' - 0 7/8"
EQEQ
12' - 5 1/2"
14' - 6 3/8"
9' - 1 1/8"
7' - 0" MIN.
9' - 7" MEAN