Lost Creek TH-CS060316CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: PD-213-H, Coppell Commons
P & Z HEARING DATE:
C.C. HEARING DATE:
March 16, 2006
April 11,2006
STAFF REP.:
Gary L. Sieb, Planning Director
LOCATION:
Along the east side of Coppell Road, approximately 210 feet north of
Bethel Road.
SIZE OF AREA:
5.561 acres of property
CURRENT ZONING:
H (Historic)
REQUEST:
Zoning change request from H (Historic) to PD-213-H (Planned
Development-213~Historic), with a Concept Site Plan to allow the
development of 39 townhouse units, recreation, open space and
common areas.
APPLICANT:
Owner:
Jay Khorrami
335 Martel Lane
Coppell, TX. 75019
(214) 734-3604
Fax: None
Engineer:.
Mardy Brown
Dowdey, Anderson & Assoc., Inc.
5225 Village Creek, Suite 200
Plano, TX 75093
(972) 931-0694
Fax: (972) 931-9538
HISTORY:
Page 1 of 5
This property was zoned Historic Overlay some time back. In April
of 2002, the City Council accepted the Old Coppell Master Plan. In
August of that same year, Council questioned the residential
component of the Plan, particularly as it related to D/FW Airport
flight patterns. In December of 2002, Council and the Planning
Item # 4
Commission held a joint workshop to discuss the airport issue,
among others. D/FW Airport staff was in attendance and at the
conclusion of the meeting, it was determined that there was no
compelling reason to discourage residential development here, based
upon airport noise issues. On May 13, 2003, Council amended the
Land Use component of the 1996 Comprehensive Plan and enlarged
the Historic district to include roughly 100 acres. Subsequently,
residential development was begun on the property just north of the
subject tract. In May of 2005, Council changed the zoning in the
area from Historic Overlay to simply Historic.
TRANSPORTATION:
Coppell Road is an unimproved, two-lane asphalt road contained
within a 50- to 60-foot right-of-way. It is projected to be improved
to a concrete two-lane undivided road with a 60-foot right-of-way
beginning in 2007.
SURROUNDING LAND USE & ZONING:
North -
South -
East -
West -
single-family townhouses; H (Historic)
single-family house, Senior Center; H (Historic)
single-family residences, (PD-89-SF-7)
retail/commercial buildings; H (Historic)
COMPREHENSIVE PLAN: The Comprehensive Plan of May 1996, as amended and including
the Old Coppell Master Plan, indicates the property should be used
for medium-density residential uses on the interior of the parcel;
office/commemial uses along the Coppell Road frontage.
DISCUSSION:
In 2002 the 1996 Comprehensive Master Plan was updated in an area
known as Old Coppell. This plan, the Old Coppell Master Plan, outlined
uses appropriate for Old Coppell, an approximate 100-acre land area, and
elaborated on such topics as urban design, streetscape enhancements,
landscape features, access/parking, and land use, among others. An
important element of the study was a density parameter. Included in the
Plan was a residential component suggesting densities of approximately
six-dwelling units per acre and retail/commercial uses along Coppell
Road. Since Council's acceptance of this study, there has been increasing
interest and development proposals for the area--all in compliance with
the Plan.
Page 2 of 5
Item # 4
Page 3 of 5
One such proposal is located just north of the case before you tonight--
Old Coppell Townhomes. A developer began implementation of a portion
of the residential component of the Plan, respecting the land uses
proposed. Reflecting success in complying with the Plan, that
development is now approaching residential build-out. Densities are 6.5
du's per acre, slightly above those recommended in the Plan. In addition,
potential development of the commercial sites adjacent to Coppell Road is
being contemplated, and staff is currently reviewing a submittal for an
approximate 2500-square-foot commercial/retail building on the north side
of Mobley Way. In addition, the Vaughn building has recently been
remodeled, the Hard Eight Bar-B-Que restaurant is about to begin, the
Historic Coppell Properties project is under construction, and talks are
continuing on an adaptive reuse for the Kirkland house. These examples
are cited to bring attention to the fact that the Old Coppell Master Plan is
working and projects being occupied, constructed, completed or
contemplated all conform to the Master Plan.
With regard to the application before you, it violates the Plan in a variety
of important ways. It is too dense, the Tree Survey is incomplete, street
names need further alteration, it violates the Old Coppell Master Plan land
use proposal, and if allowed, violates the premises of a
residential/office/retail mixed-use project. To elaborate, staff has
reviewed several proposals for this property, all exceeding the
development densities suggested in the Old Coppell Master Plan. In each
instance, we have advised this landowner (through his development
agents) to refine and reduce his density, to no avail. The current request is
no different but also includes a component that violates the land use
proposed along Coppell Road. In its current form, this applicant is asking
for unit counts and densities in excess of seven-dwelling units per acre.
Staff cannot support this increased density. More alarming is the request
to modify the land uses of the Plan and allow residential development
along Coppell Road across the street from heavy commercial activities.
The proposal would back/side residences to the street and screen them
from Coppell Road by a six-foot tall masonry wall. This would be in
violation of the Plan's directive to have individual businesses locate in
commercial/retail structures close to the street, creating an interesting front
door to the roadway. The introduction of a brick wall creates nothing but
monotony, does not establish a vibrancy along the street, violates the Land
Use Plan, and does not make good land planning sense. In addition, the
proposed Landscape Plan adjacent to the wall is totally inadequate. By
eliminating the residential use along Coppell Road and extending the
commercial/retail uses to a depth of 100-110 feet (as shown in the Plan
and as was approved to the north), this application would fall more in line
with Council's vision for ultimate development of this area. In addition to
eliminating the residential use adjacent to the road, the density would fall
into an acceptable dwelling-unit count per acre. The decreased density
Item # 4
would allow deeper lots, eliminate the seven-dwelling units in a row
(another violation of Townhouse zoning), and reduce the required parking
substantially. In general terms, by following the Old Coplvell Master Plan,
ten-dwelling units would be removed, bringing this Concept Plan in line
with the overall plan for Old Town development.
In addition, the street system, as designed, needs some modification to
bring it into conformance with the one outlined in the Old Coppell Plan.
Street rights-of-way of 50 feet and pavement widths of 27 feet would be
easily accommodated with the proposed density reduction and would
remove some of the awkward parking bays shown on the applicant's plan.
The overall street layout itself is acceptable as it continues the existing
dead-end Mobley Way south and west to tie back into Coppell Road.
That said, the proposal before you is not without some merit. We like the
open space element. Design of the units is compatible with Old Town
guidelines. We could support a development with lower densities,
elimination of the units that side and back up to Coppell Road, redefined
guest parking areas, compliance with townhouse standards and assurance
that street furniture, address identification, street lights, sidewalk
dimensions, curb and gutter construction matches the development to the
north.
All in all, however, we cannot support this request, as submitted. It is too
dense, violates the Old Coppell Master Plan, ignores the concept of"street
friendly" retail/commercial development as described and illustrated in the
Plan and disregards basic townhouse guidelines, such as lot
depth/maximum number of attached units. The applicant submitted an
incomplete tree survey, requests development standards that ignore the
Plan and existing construction to the north and attempts to create a
development project in conflict with good planning principles. Perhaps
most importantly, the Old Coppell Master Plan has been followed by
applicants who have built in the district, be they residential, commercial or
retail developers since its inception almost three years ago. That the Plan
is viable can be seen by what's been built in the area. Staff has worked
hard with developers to ensure the integrity of the Plan was followed, with
the utmost cooperation from these builders. They followed the Plan, why
should this developer not? It is for these reasons that staff cannot endorse
the application before you tonight.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending DENIAL of the request, as submitted.
Page 4 of 5
Item # 4
ALTERNATIVES I) 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) Concept, Landscape/Wall, Tree Survey, Elevations Packet
2) Coppell Commons PD Conditions Exhibit "A"
3) Draft HOA Agreement (Title page only)
4) Departmental comments (Parks, Engineering, Fire)
Page 5 of 5
Item # 4