Westchase-CS 980618 , .~\' -~ ¥ .Va - PLA._NI~NG DEPARTMENT
· 5 CASE NO.. PD 108113, WESTCHASE
~.a, p & Z HEARING DATE: June 18, 1998
C.C. HEARING DATE: Suly 14, 1998
LOCATION:
Along the south side of Bethel Road and along the east side of
South Coppell Road.
SIZE OF AREA:
46.8 acres (127 single-family residential lots)
CURRENT ZONING:
R and PD-LI (Retail and Planned Development, Light Industrial)
REQUEST:
Zoning change to PD-SF-9 (Planned Development, Single Family-
9).
APPLICANT:
Developer:
WPC Acquisitions, Inc.
9330 LBJ Fwy, Ste 745
Dallas TX 75243
972479-0697
Fax 972-479-0397
Engineer:
Dowdey, Anderson & Assoc, Inc.
5225 Village Creek Dr, Ste 200
Piano TX 75093
972-931-0694
Fax 972-931-9538
HISTORY:
Prior to 1973 the majority of the land between Denton Tap Road
and Copper Road, north of the railroad and south of the present
location of Bethel Road, was zoned SF-7 and SF-10. In March of
1973 the City Council reclassified 99.771 acres to Commercial and
Planned Development for a Family-Ente~ent Complex at the
request of the owner, shown on the application as CoppeH
Historical Corporation. At that time, the projected use was
envisioned to be similar to Sandy Lake Park. In January of 1991,
the Council reclassified 114.75 acres, which included the 99.771-
acre tract, from PD, C and R, to Planned Development - Light
Industrial at the request of Centre Development Co., representing
the Baptist Foun~tion of Texas, as owner. The conceptual plan
attached to the ordinance showed street development to serve
commercial, office and light industrial tracts surrounding the park
site and a proposed site for an extension facility of Texas A&M.
The 9.71 acre site, which is the subject of the current application,
is pan of that property. There has been no platting to date.
Item # 7
TRANSPORTATION:
Bethel Road is a 2-lane undivided asphalt road with side ditches in
a $0'-wide right-of-way, proposed to be a C2U collector street
with curb and gutter inside a 50'-wide right-of-way from Coppell
Road to Grapevine Creek. South Coppell Road is a 2-lane
undivided asphalt road with side ditches in a 60'-wide fight-of-
way, proposed to be a C2U collector street with curb and gutter
inside a 60'-wide right-of-way.
SURROUNDING LAND USE & ZONING:
North-
South -
East-
West -
OM Coppell Estates & retail; 'SF-9' Single-Family 9
Retail
Railroad, housing mixed with businesses within residential
structures; 'C' Commercial & "LI' Light Industrial
Grapevine Springs Park; "PD-LI' Planned Development - Light
Industrial
Largely vacant, one industrial building, retail and housing; "R"
Retail & "LI" Light Industrial
COMPREHENSIVE PLAN:
The Comprehensive Plan shows the property as suitable for
medium density residential use.
DISCUSSION:
The overriding issue for this development proposal is the advisability of
placing new homes within critical earshot of planes departing from
Runway 35R at DFW. The planning staff is of the opinion that housing
this close to the runway approach should include sound mitigation
features. Staff also believes that, in accordance with the comprehensive
plan, housing should be excluded from that portion of the property within
300 feet of South Coppell Road. The applicant has engaged an airport
noise consultant, but we have yet to evaluate the findings fully.
Therefore, we consider it premature to make judgments on the proposal as
submitted. A copy of the report, however, is included for the
Commission's advance review.
There are other issues as well, such as public access to the park, the
unique relationship of this property to the park and to Old Coppell, the
ability of this property to serve as a connecting pedestrian link between the
two, and the degree to which the community benefits from the designation
of the property as a residential planned development. However, because it
is doubtful that the City will modify its comprehensive plan, a complete
redesign of the subdivision will be necessary to remove housing from the
vicinity of South Coppell Road and addressing these issues until that is
done would be unproductive.
Item//7
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
The planning staff recommends taking this case under advisement until the
issue of noise mitigation has been fully researched and staff has had
adequate time to review the study results.
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) Departmental Comments
2) Runway 17L/35R Noise Assessment Update
3) Zoning exhibit
4) Tree survey
5) Preliminary landscape
Item# 7
-06/11/98
16:02
~9724790397 WIL,BOW CORP,
~]002/005
DFW AIRPORT RUNWAY 171-/35R
NOISE ASSESSMENT UPDATE ON
WPC ZONING REQUEST
COPPELL, 'IX
Prepared for:.
WPC Acquisition Inc.
Abrams Centre, 9330 LBJ Freeway
Dallas, TX 75243
Prepared by:
MIKE FANN & AS~)CIATES
1701 W. Northwest Hlgltwmy
Grapevine, TX 76051
June 8, 1998
~ FANN 1701 W, N~:x~tw~t ~Y, ~ TX 76~1 (817) 329.~015 Fax (817) 329-E016
.08/11/98
16:03
~9724790397 WlLBOW CORP.
DFW Airport Runway 17L/35R Noise Assessment Update
on WPC Inc. Zoning Request, Coppell TX
~JuU~/UU5
The noise assessment of the 'new" east side runway at DFW International Airport was
examined in a report commissioned by the City, dated June, 1991. That study was
made' before the runway was built to document the maximum aircraft community noise
levels. These levels were numerically documented as well as simulated in
demonstrations for City representatives and members of a Citizen Task Force.
Aircraft began landing on the newly completed east side runway, October, 1996. Since
then, landing operations have been a part of the community noise environment. WPC
Acquisition Inc. has funded this effort to provide comments on existing operations as
well as future noise levels associated with the implementation of Stage 3 aircraft in the
year 2000.
Both landings and take offs of aircraft with the new 'quieter' Stage 3 ~tion
produce less community noise. The Boeing 727 was chosen for study, Joinlly by City
representatives and the Citizen Task Force because its louder noise levels dominated
committee opinion. The year 2000, Stage 3 noise requirements, which vary for individual
aircraft and weights, are documented in FAR Part 36 records. Noise levels for the 727,
in the attached figures are reduced 2 dBA on landing and 5 dBA on departure, with
engine "hush kit" modifications.
Comparison with the original report figures shows that the noise contours shrink in
toward runway heading and pull back toward the airport. The 75 dBA landing contour
pulls off the subject property. The 80 dBA departure contour pulls completely off the
figure and reduces levels in the 80's to 70's dB~
The predominate aircraft operation is landing. The Environmental Impact Statement
(ELS) points out that the landing event is the most common because the Airport is in a
southerly traffic flow 75% of the year.
To date, large aircraft operation has been restricted to landings. Turbo props depart
routinely off this runway, toward Coppell with northerly winds. However, no departures
of heavier aircraft have been documented. This is inconsistent with the Airport ElS
which forecasts occasional departures of larger aircrafL :: :::
The aircraft operation description on page 21 of the original report is still expected to be
typical. Approximately 9 aircraft are expected to land, hourly on the new runway during
peak traffic hours. Five to eight total landings are expected after 10:00 p.m.. Fewer
departures, at one an hour are expected with northerly winds. Outdoor and indoor noise
levels on the subject property are generally, 74 dBA and 49 dBA, respectively, today for
727 landing operations. They would be 80 dBA and 55 dBA, respectively, if departures
existed. Indoor levels are calculated using typical regional construction performance,
showing 25 decibels reduction of outside aircraft noise reduction. In lyre year 2000, this
same aircraft will produce 72 dBA and 47 dBA, respectively, with Stage 3 landing
requirements. Departure levels will reduce to 75 dBA and 50 dBA, respectively.
MIKE FANN 1701 W. Nmlhwest Highway. Grapevflm TX 76051 (817) 320-5015 Fax (817) 32.9-~018
06/11/98
16:04
'9724790397
WII,.BOW CORP.
PD1
4._/o._oS
C
i'
WPC ZONING
REQUEST '-.
MIKE FANN & ASSOclA'''~'~-~''
Consultants in Acoustics, Industrial Noise Control
1701 W. NW Highway, Grapevine TX 76051
Phone (817) 329-5015 Fax (817) 329-5016
727 STAGE 3 AIRCRAFT ARRIVAL NOisE
MAXIMUM NOISE LEVEL > 80 dBA
INTERIOR NOISE LEVEL 55 dBA
MAXIMUM NOISE LEVEL · 75 dBA
INTERIOR NOISE LEVEL 50 dBA
FIGURE 1
/11/98 16:06 WILBOW CORP 05/005
c II
C
MIKE FANN & A$$OCIATE$
Consultants in Acoustics, Industrial Noise Control
1701 W, NW Highway, Grapevine TX 76051
Phone (817) 32g-5015 Fax (817) 32g-5016
WPC ZO~tNG
;
", 08
LI
C
727 STAGE 3 AIRCRAFT DEPARTURE
NOISE
:ii::ili::iii::iiiii!i::iii!!:: MAXIMUM NOISE LEVEL > 75 dBA,
INTERIOR NOISE LEVEL 50 dBA,
FIGURE 2
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE: WESTCHASE, PRELIMINARY PLA '
P & Z HEARING DATE:
C.C. HEARING DATE:
June 18, 1998
July 14, 1998
LOCATION:
Along the south side of Bethel Road and along the east side of
South Coppell Road.
SIZE OF AREA:
46.8 acres (127 single-family residential lots)
CURRENT ZONING:
PD-SF-9 (Planned Development, Single Family-9).
REQUEST:
Preliminary Plat approval.
APPLICANT:
Developer:
WPC Acquisitions, Inc.
9330 LBJ Fwy, Ste 745
Dallas TX 75243
972479-0697
Fax 972479-0397
Engineer:
Dowdey, Anderson & Assoc, Inc.
5225 Village Creek Dr, Ste 200
Piano TX 75093
972-931-0694
Fax 972-931-9538
HISTORY:
Prior to 1973 the majority of the land between Denton Tap Road
and Coppell Road, north of the railroad and south of the present
location of Bethel Road, was zoned SF-7 and SF-10. In March of
1973 the City Council reclassified 99.771 acres to Commercial and
Planned Development for a Family Entertainment Complex at the
request of the owner, shown..on the application as C°PPeli
Historical Corporation. At that time, the projected use was
envisioned to be similar to Sandy Lake Park. In January of 1991,
the Council reclassified 114.75 acres, which included the 99.771-
acre tract, from PD, C and R, to Planned Development - Light
Industrial at the request of Centre Development Co., representing
the Baptist Foundation of Texas, as owner. The conceptual plan
attached to the ordinance showed street development to serve
commercial, office and light industrial tracts surrounding the park
site and a proposed site for an extension facility of Texas A&M.
The 9.71 acre site, which is the subject of the current application,
is part of that property. There has been no platting to date.
Item # 8
TRANSPORTATION:
Bethel Road is a 2-1ane undivided asphalt road with side ditches in
a 50'-wide right-of-way, proposed to be a C2U collector street
with curb and gutter inside a 50'-wide right-of-way from Coppell
Road to Grapevine Creek. South Coppell Road is a 2-lane
undivided asphalt road with side ditches in a 60'-wide right-of-
way, proposed to be a C2U collector street with curb and gutter
inside a 60'-wide right-of-way.
SURROUNDING LAND USE & ZONING:
North-
South -
East-
West -
Old Copper Estates & retail; "SF-9' Single-Family 9 &
Retail
Railroad, housing mixed with businesses within residential
structures; ~C' Commercial & "LI' Light Industrial
Grapevine Springs Park; "PD-LI' Planned Development - Light
Industrial
Largely vacant, one industrial building, retail and housing; "R'
Retail & "LI' Light Industrial
COMPREHENSIVE PLAN:
The Comprehensive Plan shows the property as suitable for
medium density residential use.
DISCUSSION:
The preliminary plat should conform with whatever site plan is approved
for the planned development district, if in fact a planned development
district on the property is recommended for approval. Until that
recommendation is made the only action the Planning and Zoning
Commission can take is disapproval.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
The planning staff recommends disapproval of the prelim~ary plat until
such time as staff has completed a review of noise studies prepared by the
applicant and a PD site plan has been approved.
ALTERNATIVES:
1) Recommend approval of the request
2) Recommend disapproval of the request
3) Recommend modification of the request
ATTACHMENTS: 1) Departmental Comments
2) Preliminary plat
Item # 8