CC apprvl on 7/8/03AGENDA REQUEST FORM
COPPELL
DEPT: Planning
DATE: July 8, 2003
ITEM #: 7
ITEM CAPTION:
PUBLIC HEARING:
Consider approval of Case No. PD- 197, Old Coppell Townhomes, zoning change request from HO-C (Historic
Overlay-Commercial) to PD- 197-HO-TH- i/C (Plarmed Development- 197-Historic Overlay-Townhouse-
l/Com~nercial) with a Concept Plan to allow the development of 21 residences, a recreation area and commercial
uses on 3.81 acres of property located along the east side of Coppell Road, north of Bethel Road.
APPROVED BY Motion to close Public Hearing & Approve
c[rI~Y/ COUN(~[L subject to conditions 1,2, & 3 below
ON ABOVE;._ ~, ~_D~TF~, O M-York
~ - Tunnell
GOAL(S):
EXECUTIVE SUMMARY:
Date of P&Z Meeting:
Decision of P&Z Commission:
McGahey, Halsey, Dragon and Foreman voting in favor. None opposed.
ote - 4-2
Peters & Raines voted against
Faught abstained with Afl. of Conflict
June 19, 2003
Approval (7-0) with Commissioners McCaffrey, Reese, Kittrell,
Approval is recommended, subject to the following conditions:
1 ) Detailed plans will be submitted for approval before any building permit is issued, including the
commercial parcels (which will require site plan approval).
2) More detailed information regarding street furniture, signage, building addresses, sidewalk material, etc.,
is submitted for staff review prior to Detailed PD approval.
3) A detailed plan for Phase I must be submitted within 6 months of concept PD approval.
,'~; ........... I --£ .11 ....... 1.--. (CONDITION MET)
(CONDITION MET)
(CONDITION MET)
Staff recommends approval.
DIR. REVIEW: FIN. REVIEW: ~";'~ CM REVIEW:
Agenda Request Form - Revised 09/02 Document Name: @IPD-197, OC I-AR
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: PD-197 Old Coppell Townhomes
P & Z HEARING DATE:
C.C. HEARING DATE:
June 19, 2003
July 8, 2003
STAFF REP.:
Gary L. Sieb, Planning Director
LOCATION:
SIZE OF AREA:
East side of Coppell Road; north of Bethel Road; approximately
600 feet south of Cooper Lane.
3.81 acres of properly.
CURRENT ZONING:
HO-C (Historic Overlay-Commemial)
REQUEST:
PD-197-HO-TH-I/C (Planned Development-197-Historic Overlay-
Townhouse/Commercial) with a Concept Plan to allow the
development of 21 residences, a recreation area, and commercial
uses on 3.81 acres of land located on the east side of Coppell
Road, approximately 600 feet south of Cooper Lane.
APPLICANT:
Kurt Jones
117 Cascade Way
Coppell, TX. 75019
(214) 632-6684
FAX: (972) 735-9976
R. L. Robertson, L.L.C.
569A South Coppell Road
Coppell, TX 75019
HISTORY:
Page 1 of 7
This property has been zoned Historic Overlay for qmte some time.
There has been no recent development history on the subject
property, although the Old Coppell Master Plan, which was discussed
and accepted by City Council in April of 2002, included this pamel.
In August, Council questioned the residential component of the Plan,
particularly as it related to the D/FW Airport flight patterns. In
Item #4
December Council and the planmng Commission held a joint
workshop to discuss the noise issue, among others. On May 13, 2003,
Council amended the land use component of the 1996
Comprehensive Plan and enlarged the Historic Overlay district, as
proposed in the OM Coppell Master Plan and as recommended in
April by the Planning Commission.
TRANSPORTATION:
Coppell Road is an unimproved, two-lane asphalt road contained
w/thin a 50- to 60-foot right-of-way. It is projected to be improved to
a concrete two-lane undivided mad w/th a 60-foot right-of-way
beginning in mid-2005.
SURROUNDING LAND USE
& ZONING:
North- single-family residential; PD-SF7
South - commercial; HO-C
East - single-family; PD-SF-7
West - light industrial; PD-Li
COMPREHENSIVE PLAN:
DISCUSSION:
Page 2 of 7
The Comprehensive Plan of May 1996 shows the property
as suitable for Historic District classification to include
small-scale residential/retail/office/commercial uses. In
April of 2002, the OM Coppell Master Plan recommended
comparable uses with more detailed residential application
on the subject property.
Because of the complexity of this request, we will address
this application from the following issue areas:
1996 Comprehensive Plan
In May of 1996, City Council approved an update to the
Comprehensive Master Plan showing the subject property
as suitable for Historic District uses. Although not specific
in detail, that Plan recommended uses which would
preserve the character of the area. Because of a limited
budget (approximately $50,000), our consultant did not
address specific uses in the Historic District. He did,
however, include an example of his firm's work on a
Historic District done in another Texas community
(Appendix B of the Plan), and recommended a similar
concept for our historic area. His example was quite
comprehensive and included Street Design, Land Use,
Building Height, Setbacks, Building Materials, Signs, and a
Item #4
Page 3 of 7
number of other important elements. Under Land Use he
listed retail/commercial, residential, mixed use, and
churches as desirable uses. More specifically related to the
residential component, he recommended a variety of types,
heights, setbacks, typical screening, and building materials
as appropriate for the district. The application submitted
here has incorporated many of those guidelines in this
request.
Old Coppell Master Plan
A continuing and growing interest in the area resulted from
the Comprehensive Plan, and to further elaborate and
clarify it, Council authorized a consultant study in
November of 2001 to refine the Plan and be more specific
with uses to be included in the area. The Old Copper
Master Plan (an approximate 100-acre land area) addressed
that issue and was accepted by City Council in April of
2002. This plan presented a much more detailed analysis
of the area than the earlier Comprehensive Plan and
included the additional topics of urban design, streetscapes,
landscaping features, access and parking, among others. In
addition, detailed study was done on the appropriateness of
a residential component, where it should be located, its
density, building type, construction materials, and so on.
The OM Copper Plan proposed additional single-family
and townhouse use for the area included in this request and
the application being considered here reflects that
recommendation.
Noise Impact
One topic not addressed by the OM Copper Master Plan
was the issue of noise and its impact on proposed
residential development vis-g-vis aircraft noise generated
by the D/FW International Airport. To gain additional
information on this subject, City Council held a joint
session with the Planning Commission on December 10,
2002, to review potential noise impacts on residential
development. Representatives of the airport were in
attendance and stated they could take official action on
only those residential projects which were within the 65
Ldn flight noise contour, although they might be opposed
to any residential construction beyond that contour. In
looking at the possibility of noise irritation specified by
D/FW Airport noise guidelines, this proposal ties more than
1100 feet outside the 65 Ldn contour. It is, therefore, not a
major factor in staff analysis of determining whether this
Item #4
use is appropriate based upon its location and by D/FW
staff testimony on December 10 (please see attached noise
contour exhibit). Therefore, although the Old Coppell
Master Plan did not specifically address the noise issue,
information provided by D/FW Airport staff at the
December 10 joint meeting, and the zoning request location
suggests no compelling legal reason to discourage
residential development on the subject parcel.
Conformance to the Plan
In reviewing the applicant's requested land use and the use
proposed by the Old Coppell Master Plan, we find
compliance with the Plan. The elevations of the proposed
residential units fit well with the period architecture suggested
by our consultant. The street pattern is almost identical to the
one laid out in the study. The commercial uses shown at the
entry to the subdivision with the 15-foot front yard setback
and parking proposed to be located behind the building were
ideas endorsed and emphasized by the OM Coppell Plan. The
use proposed would eliminate a materials storage yard, which
currently backs-up to a very solid single-family development,
and initial response from that neighborhood welcomes the
proposed change.
Workshop Direction
On August 13, 2002, there was an item on the City Council
workshop agenda related to the Old Coppell Master Plan.
Specifically, the City Manager asked for direction regarding
the Plan. This request was based upon information the
Manager's office had received indicating Council might not
be comfortable with the direction the study suggested,
particularly with regard to the residential recommendations.
During that workshop, Council discussed the 1996
Comprehensive Plan, the 2002 Old Coppell Master Plan, the
uses proposed in each document, the issue of airport noise
and its potential affect on the Old Coppell area. The ensuing
discussion revolved around the fact that the zoning of the
property contemplated for future residential development was
currently zoned HO-C, and that zoning classification does not
allow residential construction, d fret considerable
deliberation, the City Council instructed the City Manager
that Counc#'s position was to back the zoning, even though
the consuhant felt residential uses were needed In addition,
although the concept plan recommended residential uses, the
Council would not support it and instructed staff to
Page 4 of 7
Item #4
Page 5 of 7
discourage any residenttal zoning applications within the
area.
Staff Concerns
Although we advised the applicant of the above-stated
comments, a request for rezoning was submitted for public
heanng. On the one hand, the applicant feels the OM Coppell
Master Plan clearly encourages residential development on
the subject property. The applicant further believes he has
addressed the suggestions made in that Plan relative to land
use, building type, construction materials, and the overall plan
of development. On the other hand, members of City Council
stated they did not recommend mzoning this property to
accommodate residential development.
From a planmng perspective and reviewing this request
strictly from the Council's OM Coppell Master Plan, this
application generally complies with that Plan. We do have
some concerns with this request. Although the use proposed
fits the general land use plan~residential development--the
density is greater than the plan suggests. The Plan calls out
approximately 29 single-farmly umts, 13 townhouses, and a
total of 81 living units (roughly one-half would be living units
above retail below). This proposal calls for 19 townhouses
and 2 freestanding single-family structures. Although this
proposal reverses the number of freestanding structures and
the townhouse units, the concept is in line with the OM
Coppell Master Plan. With a slightly reduced density count,
this request complies.
An early concern related to a need for more specificity
regarding design details to show that this project is unique, as
it wilt set the pattem for future developments coming into the
area. Elements such as street furniture, the use of materials
other than concrete for sidewalks, curb design, street lighting
fixtures, custom street blades and address numbers are all
items that need to be carefully thought out to ensure unique
development results. The applicant has provided a listing of
"Old Coppell Master Plan Design Elements" (attached) which
addresses this concern. Because this is a conceptual PD, (by
ordinance, a detailed plan will be submitted within 6 months),
staff is comfortable with this listing, provided specific
exhibits are provided when the Detailed PD is submitted.
Finally, it must be restated that although this application
meets the recommendations of the Old Coivpell Master Plan,
Item//4
members of Council have stated they will not support
residential development on this tract. From a planmng
perspective, the request addresses the recommendations of the
Plan.
RECOMMENDATION TO THE PL NING AND ZONING COMMISSION:
Although this is a conceptual PD plan, the applicant has
done a thorough job in reflecting the type of residential use
our consultant envisioned for Old Coppell. His conceptual
site plan is almost identical to the one outlined in the Plan,
and the uses proposed track with the consultants'
recommendations. The density is, however, somewhat
greater than that stated in the Plan and a reduction of two
to three units would be more in line with the Plan.
Additionally, the applicant needs to be a bit more creative
in establishing a unique housing environment in Coppell.
The Plan mentioned street furniture, unique street blades,
custom addressing plaques, brick sidewalks and a variety of
other unique design elements that this applicant needs to
consider. We understand these design concerns will be
addressed--as outlined in the "Old Coppell Master Plan
Design Elements'--with submission of a Detailed PD.
An additional tree is needed on the south end of the parking
bay; it appears that lot #4 on the southern parcel is
infringing upon the 15-foot rear yard setback; the concept
plan and landscape plan do not match with regard to the
subdivision entrance; the colored elevations exhibit does
not track with the site plan footprints for Block A, Lots 2-6;
how does one enter the bedroom on Plan TH-1 ?
If these concerns are addressed, this application complies
with the Old Coppell Master Plan. What it does not
comply with is the existing zoning on the property and the
position of some City Council members.
That said, staff recommends approval of this request
Density is reduced 3 units to comply with the
Old Coppell Master Plan.
2. Detailed plans will be submitted for approval
before any building permit is issued, including
the commercial parcels (which will require site
plan approval).
Item #4
provided:
1.
Page 6 of 7
3. More detailed information regarding street
furniture, signage, building addresses, sidewalk
material, etc., is submitted for staff review prior
to Detailed PD approval.
4. A detailed plan for Phase I must be submitted
within 6 months of concept PD approval.
5. Developer needs to acknowledge that Phase I
development will require dedicated street access
and City approval of all street plans.
6. The above listed concerns in the staff report--
additional tree, lot #4, Block B rear yard
setback, floor plan issues, etc.-- are addressed to
staffs satisfaction.
7. Front and side yard setbacks need to specify
minimum dimensions being proposed, as well
as average setbacks.
8. State minimum rear yard and garage setbacks on
site plan.
ALTERNATIVES
1)
2)
3)
4)
Recommend approval of the request
Recommend disapproval of the request
Recommend modification of the request
Take under advisement for reconsideration at a later date.
ATTACHMENTS:
1)
2)
3)
4)
5)
6)
7)
Conceptual Site Plan
Landscape Plan
Conceptual Floor Plans
Elevations (ofa portion of the project)
Noise Contour Map
Old Coppell Master Plan Design Elements listing
Street light design
Page 7 of 7
Item #4
I
F--TJ I
~ I
I j
65
7O
'/5
NOISE CONTOURS
OLD COPPELL MASTERPLAN DESIGN ELEMENTS
Old Coppell Townhouses
· :. Wooden Benches in common and pool areas (p. 14)
· :. Decorative Trash receptacles (p.
· :- Historic Streetlights (arched design) (p. 14)
· :. Shared parking on one side of street (p.
· ~. Square Edge Monolithic Curb Design (per staff)
· :. Decorative Concrete/ Paver Accents (per staff)
· :' "Salt finish" Concrete (historic finish) fpcr stafi)
· :. Historic-Style Construction fp. 16)
· :. Shallow Front Lawns fp. 16)
· :. Will provide "lived-in" atmosphere to area (p.
· :. Fulfills Short Term Goal of Residential Development ~p. 25)
DST1
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