Westchase-CS 980716 CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: PD-108R3, W STCHASE
P & Z HEARING DATE:
C.C. HEARING DATE:
July 16, 1998
August 11, 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, HO-R, PD-LI and HO-PD-LI (Retail; Historic Overlay, Retail;
Planned Development, Light Industrial; Historic Overlay, Harmed
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
972-479-0697
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 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 Coppell
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. On
Item # 8
June 18, the Planning and Zoning Comm|.~ion took this zoning
request under advisement for reconsideration at its next
meeting.
TRANSPORTATION:
Bethel Road is a 2-lane 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 -
OM Coppell Estates & retail; "SF-9" Single-Family 9 & "R"
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;
Retail & "LI' Light Industrial
COMPREHENSIVE PLAN:
The Comprehensive Plan shows the property as suitable for
medium density residential use.
DISCUSSION:
The following prior discussion has been ddeted because it applied
before the case was continued and is no longer applicable. Additional
discussion is provided on the next page.
Item # 8
The appHcnnt has submitted nmterials addressing air trnffic issues.
The plnnning staff has reviewed them nnd finds the appHcnnt's
arguments somewhnt compellinoo. While the site is only 31/2 miles from
the end of Runway 35R/17L, and therefore nircrnft using the runwny
typically are lower thnn at sites farther awny, most of the nh' trnffic is
lined up with the runway at that point. Currently less than 15% of all
flights are trnveling directly above the property. In the future, with
the development of an on-the-ground visual marker for aircraft pilots
to use, the problems the city currently experiences (with pilots not
lining up on the runwny 5 miles out) should be reduced. With this
improvement, the 15% figure should also decline.
Assuming that after the year 2000 the noisiest aircraft using the
airport will be the Boeing 727-300 (the 727-200 modified with hush
kits), and that these aircraft will be properly aligned with the runway,
the greatest aircraft noise impact on the property will be 75 dBA (an
intrusive noise level the equivalent of a passenger car traveling 65 mph
passing at a distance of 25 feet). This will be on takeoff, so the worst
case will occur only after the airport begins using Runway 35R for jet
departures, assuming that the FAA will direct 727-300's to depart
from that runway. The noise impact for landing aircraft properly
aligned with Runway 17L will be less than 75 dBA. In both cases,
these noise values are no greater than the impact the 727-200 had on
Summit at the Springs at the time that property was approved for
residential development.
ln.~ide a typical residential structure these noise values are reduced by
approximately 25 dBA to achieve a value usually acceptable. For
e~nmple, a typical central air conditioning ,mit generates up to 48
dBA. The impact of aircraft noise inside a home obviously can be
reduced even more with the use of additional sound insulation. Staff
is of the opinion that requiring additional sound insulation for housing
on this property would be prudent.
Aircraft noise aside, a c$~ could be made for preserving commercial
land along South Coppell Road. There are few other sites available
within the historic area for new construction in the form of a small
retail center. With additional housing to support it, new development
of this type within the hiKoric district would ephnnce the district's
commercial appeal. However, the applicant's argument that non-
residential development is best kept west of the road, so that the road
itself can serve as additional buffer to the proposed housing, has some
Item # 8
merit. If the property within 300 feet of South Coppell Road and on
the east side is to be recla~_~si_'fied to a residential category, the
Comprehensive Plan should be revised to reflect the property as
suitable for residential purposes.
The applicant has proposed park land dedication. The Park Bo~d is
unwillin~ to accept the proposed property in satisfaction of the
requirements of the Subdivision Ordinance. On this account the
applicant may want to delay the rezaning process and revise the plans.
If not, staff has no problem with accepting the In,~d dedication (or the
applicant deeding the land to Dallas County), provided that the
applicant pays $1,285 per lot in lieu of !and which meets the needs of
the City.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
The planning staff recommellds approval of the rezonin~ subject to
Engineering Comments and the following conditions:
1)
Provision by the applicant of criteria for a reduction of exterior
sound tran~ni.~ion within residential structures to be built to
levels approximately 20% lower than that currently achieved
within standard residential construction, and requirement that
all residential construction observe those criteria.
Revision of the Comprehensive Plan to show that part of the
property within 300 feet of South Coppell Road as suitable for
medium-density residenfi_a! development.
3)
Requirement of $1,285 per lot park fee in Heu of park land
dedication.
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) Memo from the Leisure Services Department Director
3) Runway 17L/35R Noise Assessment Update
4) Zoning exhibit
5) Tree survey
6) Preliminary landscape
Item # 8
LEISURE SERVICES DEPARTMENT
Interoffice
Memorandum
To.'
From:
Gary Sieb, Director of Planning & Community Services
Gary Sims, Director 3 ·~
Date: July 7, 1998
Re: Westchase Subdivision Preliminary Plat
As you are aware, residential developers are required by the City of Coppell Subdivision
Regulations (Appendix C Section VII - Parks) to either make acceptable land dedications or may
be required to pay Park Development Fees of $1,285.00 per dwelling unit in lieu of land
dedication. The Leisure Services Depmh~,ent has recently been approached by Mr. Bill
Anderson of Dowdy Anderson and Associates, Inc., representing the Dallas Baptist Foundation,
regarding a park land dedication for the Westchase Sulxiiv/sion. We understand the preliminary
platting of this subdivision will be reviewed by the Planning and Zoning Commission on July
15, 1998.
We have examined the land proposed for park land dedication and found it to be unsuitable for
the park and recreation development needs of Grapevine Springs Park. Further, this matter was
discussed with the Coppell Park and Recreation Board on July 6, 1998, at their regular meeting,
and it was also the consensus of the board that this property does not meet needs of Coppell for
the development of needed park amenities for Grapevine Springs Park.
Please allow th/s letter to serve as notice to the Planning and Zoning Commission that it is the
recommendation of the Leisure Serv/ces Depa~haent that this park land dedication is
unacceptable. Therefore, pursuant to the City of Coppell Subdivision Regulations (Appendix C
Section VII - Parks, subsection B and G), we recommend aga/nst approval of this prelim/nary
plat until an acceptable property is prov/ded or payment of Park Development Fees is agreed
upon.
Should you have any questions or wish additional information regarding this matter, please do
not hesitate to contact me.
cc: Clay Phillips, Deputy City Manager
Park and Recreation Board Members
DFW AIRPORT RUNWAY 171./35R
NOISE ASSESSMENT UPDATE ON
WPC ZONING REQUEST
COPPELL, TX
Pml~md f~r:.
WPC Acquisition Inc,.
Abrams Centre, 9330 L.Bd Fmewny
Dallas, TX 75243
MIKE FANN & ASSOCIATES
1701 W. Northwest Highway
Grapevine, TX 76051
June 8, 10~8
DFW Airport Runway 171J35R Noige A.~e~ment Update
on WPC Inc. Zoning Requ~t, Coppeil TX
The noise assessment of the "new' east side runway at DFW Intamational 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. ,~drtca
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 a~
well as futura noise levels associated with the Implementation of Stage 3 aircraft In the
year 2000.
Both landings and take offs of aircraft with the new 'quletar' Stage 3 classification
produce less community noise. The Boeing 727 was chosen for study, Jointly by CRy
representatives and the Citizen Task Force because its louder noise ~ dominal~
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 dBA.
The predominate aircraft operation is landing. The Environmental Impact Statement
(lEIS) 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 clepartures
of heavier aircraft have been documented. This is inconsistent with the Airport ElS
which forecasts occasional departures of larger aircraft...-
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 off the new runway during
peak traffic hours. F'we to eight total landings are expected after 10:00 p.m.. Fewer
departures, at one an hour are expected with northerly winds. Outdoor alld indoor noLse
levels on the subject property am 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 the 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, respactfvely.
MII~ FANN 1701 W. Ncxlh.w~st Highway. ~ T'X 7~C~1 (817) 32g-~15 F&x (81~) 329-~018
16:04
I
MIKE FANN & ASSOCI~'~ES
Consultants in Acous:~c$, !rd,;strial Noise Control
1701 W. NW HighwaT. G,.ape'.ine TX 76051
Phone (817) 329-50..'5 Fax (817) 329-5016
, C
WPC ZONING
REQUEST
/, ,
C
LI
""3
727 sTAGE 3 AIRCRAFT ARRIVAL NOISE
FIGURE 1
06/[[/98 16:06 '972479039,
R
0
C
MIKE FANN & ASSOCIATES
Consultants in Acoustics, l~,dustr;.al Noise Control
1701 W. NW Highway, Grapev;~e ~X 76051
Phone (817) 329-5015 Fa.~ ($17) 329-5016
I
wPc zonlNG
REQUES1
LI
727 STAGE 3 AIRCRAFT DEPARTURE
NOISE
::::::::::::::::::::::::: MAXIMUM NOISE LEVEL · 75 dBA
::::::::::::::::::::::::: INTERIOR NOISE LEVEL 50 dBA
FIGURE 2 .-
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE: WESTCHASE. PRELIMINARY PLAT
P & Z HEARING DATE:
C.C. HEARING DATE:
July 16, 1998
August 11, 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 LBI Fwy, Ste 745
Dallas TX 75243
972-479-0697
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 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 Coppell
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 # 9
TRANSPORTATION:
Bethel Road is a 2-lane 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 Coppell Estates & retail; 'SF-9" Single-Family 9 & 'R"
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:
If the Planning and Zonin~ Commlr~ion recommellds approval of the
PD-SF9 zoning as submitted by the applicant, the prel|mln.ry plat will
coliform with the zonln~o, Some additional thought might be directed
toward the proposed street names, however, as there seems to be little
"continuity" or "theme" to the ones shown.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Provided that proper zonin~ is in place, the planning staff
recommends approval of the preliminary plat, subject to Engineering
Comments.
ALTERNATIVES:
1) Recommend approval of the request
2) Recommend disapproval of the request
3) Recommend modification of the request
Item # 9
ATTACHMENTS: 1) Departmental Comments
2) Preliminary plat
Item # 9
LEISURE SERVICES DEPARTMENT
Interoffice
Memorandum
To:
Gary Sieb, Director of Planning & Community Services
Gary Sims, Director //~ ·//~t-~%~
Date: July 7, 1998
Re: Westchase Subdivision Preliminary Plat
As you are aware, residential developers are required by the City of Coppell Subdivision
Regulations (Appendix C Section VII - Parks) to either make acceptable land dedications or may
be required to pay Park Development Fees of $1~285.00 per dwelling unit in lien of land
dedication. The Leisure Services Depath~ent has recently been approached by Mr. Bill
Anderson of Dowdy Anderson and Associates, Inc., representing the Dallas Baptist Foundation,
regarding a park land dedication for the Westchase Subdivision. We understand the preliminary
platting of this subdivision will be reviewed by the Planning and Zoning Commission on July
15, 1998.
We have examined the land proposed for park land dedication and found it to be unsuitable for
the park and recreation development needs of Grapevine Springs Park. Further, this matter was
discussed with the Coppell Park and Recreation Board on July 6, 1998, at their regular meeting,
and it was also the consensus of the board that this property does not meet needs of Coppell for
the development of needed park amenities for Grapevine Springs Park.
Please allow this letter to serve as notice to the Planning and Zoning Conuniss/on that it is thc
recommendation of the Leisure Services Depa~iment that this park land dedication is
unacceptable. Therefore, pursuant to the City of Coppell Subdivision Regulations (Appendix C
Section VII - Parks, subsection B and O), we recommend against approval of this preruninary
plat until an acceptable property is provided or payment of Park Development Fees is agreed
upon.
Should you have any questions or wish additional information regarding this matter, please do
not hesitate to contact me.
cc: Clay Phillips, Deputy City Manager
Park and Recreation Board Members