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TEXAS BELLE
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August 25, 2009
City of Coppell
255 Parkway Boulevard
Post Office Box 9478
Coppell, Texas 75019-9478
Dear Ladies and Gentlemen:
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Kolberg Development LLC (Donna, Jeff and Doug Kolberg) attended the Carter/Crowley and Old Coppell
information meeting on Tuesday, August 18, 2009. We understand the City process for this area and we
have several concerns about the development of the Carter/Crowley section of the Historic District that
we feel should be addressed before the City moves forward with this development.
On May 11, 2006 we received the Letter of Intent from the City of Coppell to develop this 9.4 acre tract
of land. We followed all City planning and zoning guidelines and worked with the planning department
to meet these requirements. At that time, we designed our project to be compatible with the future
plans of the Carter/Crowley property within this historic district.
After hearing and reviewing the presentation by Mr. Yancey, we have the following concerns and
recommendations for solutions:
Concern #1:
When Kolberg Development LLC designed the 9.4 acre property, we understood there would be
a connection and synergy between our development and the future development of the
Carter/Crowley tract of land. We designed our development in such a way that those shopping
and/or dining would not only have a view of the town square/park, but also have the
opportunity to walk across the street and be in the town center, farmer's market or park. As it is
designed today, our patrons would have no view of the town square; they would look directly at
a two story housing development; and/or would have to walk around said residential
development along the entire frontage of our retail and hotel development to get to the
farmers market and rest of the restaurants and retail area. There is no "feeling" of a unified
area. What you have is the Carter Crowley Development and then you have the Village at Old
Coppell with no unity whatsoever.
Recommendation:
I have attached Exhibit 1 to illustrate the modification to the Yancey development
(Carter/Crowley). The recommendation is to move the residential to the south end of the
development and move retail and restaurant sites directly across the street (like we originally
understood this would be designed). Open the center (where our development drive enters in
front of the Texas Belle) and allow that area to be open and have an entry point to the square.
Concern #2:
When we went through the approval process with the city, the historic design was a huge
priority. There is a lack of compatibility with the Carter Crowley property as now proposed.
Recommendation: The solution is that there should be a compatible design for the Carter
Crowley development as well.
Concern #3:
Throughout the entire historic district, there has been a consistent development of commercial
properties fronting the streets. The City planned the Coppell Townhomes where the frontage
lots are commercial. On Bethel Road, most all former residential homes have been converted to
commercial and those that are still residential will eventually be converted to commercial, we're
sure. We're certain the City wouldn't plan for any new residential homes facing Bethel Road.
There must be consistency on S. Coppell Road as well. When the Event Center is built and the
development on both sides of S. Coppell Rd. is established, S. Coppell Rd will easily be as busy as
Bethel. It seems that we are creating a problem now that will survive for a long time in the
future if you allow residential development on this high traffic commercial road.
Recommendation:
No residential development fronting S. Coppell Rd.
Concern #4:
A review of Yancey's entry points and drives off Coppell Road and our already approved entry
points and drives make for a big traffic problem. Instead of having 3 points of entry, you have
multiple points on S. Coppell Road alone. We were told that the improvements on the street ~ ~~
would likely include turn lanes, etc. Are we really going to have that many turn lanes?
Recommendation:
We go back to the original plan of both developments having 3 joint entry/drives across from
each other to the respective developments. This would display consistency and the appearance
of thoughtful and long range planning.
Points that Yancey brought up as examples that we have issues with:
1. Point: Southlake has residential in busy town square.
Rebuttal: Actually, the brownstones are on the far outer peripheral area of the Southlake
development. They certainly do not have a Town Square with all the commercial/retail stores in
the center and then have two rows of residential houses that face Southlake Blvd and across the
street have another commercial/retail area (City Market). Instead the residential element is
where it should be...on the outer peripheral.
2. Point: "This" (Carter/Crowley Development) is like Granbury.
Rebuttal: Coppell is no Granbury. The Granbury Square is their city center with the theatre,
retail and restaurants that face the square. There is no residential element that faces the
square. It is a busy, commercial area.
Concern #5:
If the City allows the residential development directly across the street from our event center
and hotel/retail center, we foresee the following problems and offer solutions.
If the city insists on residential development facing Coppell Road, the angled parking signs must
indicate "No overnight parking" -tow at owner's expense, etc. etc.
Recommendation: This solution would help alleviate the residents from parking in the
business/retail angled parking. It is naive to think that they wouldn't park in front of their
houses. Most people use their garage for additional storage and don't/can't fit their cars in the
garage. It is inevitable that one or more cars would end up in the front angled parking.
Regarding the residential development, the city should consider the noise and lighting factors
due to the vehicles from events exiting our development at all hours and late night clean up and
truck deliveries. Example: Reception event for 400 people. Event ends at 12:00 midnight.
Everyone goes outside to send off the couple...people will be yelling, cowbells ringing and it will
all be quite festive. Then people will get in their cars in the parking lot and on the angled spaces
in front of these "empty nesters" (whom we believe want peace and quiet) with doors
slamming, etc. etc. Then, the clean up and trucks come and break down the rentals/catering etc
and these may not get through until 2:00 and 3:00 in the morning. We cannot imagine that the
residents wouldn't be furious because of interrupted sleep or noisy activity which could happen
most nights and every weekend.
Recommendation: The solution is to not have residences fronting Coppell Rd.
Yard upkeep issues. We are concerned with the individual's maintenance and design of their
~ lawns.
Recommendation: Asolution would be that the Homeowner's Association maintains the fronts
of the yards while the owner maintains the rear/side yard. This would insure that the lawns are
taken care of and consistent in upkeep and design.
We feel that it is necessary to look to the historic district as one development with convenient
access and good connectivity complete with meandering sidewalks, ease for patrons to get from
point A to point B...not maneuvering around housing developments.
In conclusion there may be just one chance to get this historic district right. Kolberg Development LLC is
seeking financing for about $10,000,000.00 in Phase I with an additional $10,000,000 for the hotel and
retail development of Phase II. Our development will most definitely benefit our city and the
Carter/Crowley development. Our desire is that there is synergy and design compatibility between our
projects. We would like the appearance that this is one big unified historic area. Those people who visit
and shop our development should be able to access Yancey's property easily and also be able to enjoy
those facilities and amenities and vice versa. We understand that Yancey's risk is likely minimized greatly
due to the residential construction component on the Carter Crowley land. Due to the existing adjacent
land uses to the Carter/Crowley tract, it is very difficult to place the residential site that Mr. Yancey
seems to require. There are ways to rework the layout of Yancey's design to make this work for all
involved. We know the Planning Department at the City of Coppell is doing their best to make the best
decision.
Thank you,
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Kolberg Development LLC
Donna Kolberg
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