Continuation to 6/10 CC mtg.AGENDA REQUEST FORM
CO??ELL
DEPT: Planning
DATE: May 13, 2003
ITEM #: 22
ITEM CAPTION:
PUBLIC HEARING:
Consider approval of a Planning and Zoning Commission initiated Public Hearing to consider approval of an
amendment to the Land Use Plan of the 1996 Comprehensive Master Plan from Light Industrial/Showroom to
Freeway Commercial, and consider approval of Case No. ZC-614(CH), zoning change from LI (Light Industrial)
to HC (Highway Commercial) on approximately 36.11 acres of property located north of S.H. 121, between
Business S.H. 121 and Coppell Greens~OVED~~.
GOAL(S): ~ ~
EXECUTIVE SUMMARY:
Date of P&Z Meeting:
Decision of P&Z Commission:
Motion to continue
item until the June
10th City Council
Meeting
M - Tunnell
S - York
Vote - 7-0 ~ .~
April 17, 2003
Approval (5-1) with Commissioners McCaffrey, Reese, Kittrell,
McGahey and Dragon voting in favor. Commissioner Foreman opposed.
Approval is recommended.
PLEASE NOTE:
Written opposition was received from all affected property owners; therefore, a 3A vote of City Council is
required to approve this Land Use Plan change and zoning change.
Staff recommends approval.
DIR. REVIEW: ? ~o~
Agenda Request Form - Revised 09/02
FIN. REVIEW:
CM REVIEW:
Document Name: ~ 9LUP&ZC-614(CH) I-AR
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: ZC-614(CH)
P & Z HEARING DATE:
C.C. HEARING DATE:
April 17, 2003
May 13, 2003
STAFF REP.:
Marcie Diamond, Assistant Planning Director
LOCATION:
North of S.H. 121; between Business S.H. 121 and Coppell Greens.
SIZE OF AREA:
Approximately 36.11 acres of property.
PROPOSED AMENDMENT
CURRENT ZONING:
TO THE 1996 COMPREHENSIVE LAND USE PLAN:
From: Light Industrial/Showroom
To: Freeway Commercial
LI (Light Industrial)
PROPOSED ZONING: HC (Highway Commercial)
APPLICANT:
Owners:
Greens West Development, L.C.
P.O. Box 129
Lewisville, Texas 75067-0129
Floumoy, Mary Sue Et Al
516 Main St W
Mount Vernon, TX 75457-2210
FRWM Inc.
PO Box 6173
San Antonio, TX 78209-0173
Page 1 of 4
Item # 18
Texas Industries Inc.
1341 W Mockingbird Ln, Suite 700
Dallas, TX 75247-6913
Turner, Dot V
148 Cedar Dr
Lewisville, TX 75077-6902
Payne, Robert B
5400 Renaissance Tower
1201 Elm St
Dallas, TX 75270-2102
Howsley, Carol Ann &
Andrea Lane Howsley
PO Box 700056
Dallas, TX 75370-0056
HISTORY: This property has been zoned Light Industrial since the 1980's, prior to the
alignment of S.H. 12l.
TRANSPORTATION:
This property fronts S.H. 121. The contract to construct the main
lanes of this freeway from east of MacArthur to Business 121 was
let in February 2003 and is scheduled for completion in March
2007.
SURROUNDING LAND USE & ZONING:
North-Undeveloped; Light Industrial in the City of Lewisville
South -S.H. 121 and Zoning Case ZC-613(CH)
East - Coppell Greens; PD-134R-SF-7
West - Undeveloped; City of Grapevine
COMPREHENSIVE PLAN:
The Comprehensive Plan shows the property as suitable for
Light Industrial and Showroom Uses. An amendment to
the Land Use Plan is being recommended for Freeway
Commercial.
DISCUSSION:
Page 2 of 4
Since the early 1980's, this area was zoned for industrial development. It
is assumed Light Industrial was deemed appropriate at that time given it
Item # 18
Page 3 of 4
was located along the northern edge of the city, separated from the
remainder of the City by a flood plain area and finally, to be compatible
with the industrial zoning in Lewisville. However, since that time, S.H.
121 has bisected this property, giving the City of Coppell frontage
(exposure) on both sides of this freeway. In the 1996 Comprehensive
Plan, this land was designated for Industrial/Showroom uses. An
amendment to the Land Use Plan is currently being recommended that this
entire tract be designated Freeway Commercial. The appropriate zoning to
implement the land use category of Freeway Commemial is Highway
Commercial zoning.
The existing Light Industrial district zoning permits uses such as:
distribution, bulk warehouse, a variety of manufacturing and industrial
activities and similar uses that are not the highest and best use for this highly
visible corridor. Rezoning to Highway Commercial will encourage the
development of more freeway dependant uses such as
office/retail/hotel/commemial than would be constructed under
retail/commercial development standards (facades of brick and stone,
controlled signage, etc.), versus industrial standards (tilt-wall). It must also
be noted that the existing Light Industrial zoning also permits up to 20% of
the lot or tract to contain outside or open storage. Again, this would not be
appropriate along S.H. 121.
Also to be considered, this property abuts Coppell Greens, a single-family
development. The elimination of the options for open storage and bulk
warehouse will also make the development of this property mom compatible
with the existing residential.
The rationale for the Highway Commercial zoning, versus Light Industrial
along our major, high-visibility corridors is summarized in the purpose
statement of the Highway Commercial district as defined in the Zoning
Ordinance as follows:
"The 'HC' highway commercial district is intended primarily as a
high intensity area permitting a mixed-use for office, commercial-
retail, and highway oriented uses, such as hotels, restaurants, and
low and mid-rise offices, and should be located generally along
high-volume thoroughfares. The site characteristics for each area
should be designed in a manner to create an attractive appearance
from tH. 635 and S.H. 121, and an impressive gateway into the
community. Because these areas are designated as major
thoroughfare entry points, emphasis has been placed on building
arrangement, setbacks, parking, and landscape treatment, which are
intended to be elements influencing the character of entrance into
the city. It is the intention of the 'highway commercial' zoning
district to create an attractive and unique entrance into the city."
Item # 18
In sum, the rezoning of these properties from Light Industrial to Highway
Commercial will allow the land owner significant flexibility in development
options while assuring compliance with the vision for the City's most visible
corridors.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff recommends APPROVAL of the amendment to the Land Use Plan
from Light Industrial/Showroom to Freeway Commercial, and further,
staff recommends approval of a change in zoning from Light Industrial
to Highway Commercial.
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)
2)
4)
Proposed Amendment to the 1996 Comprehensive Land Use Plan
Zoning Location Map
Ownership Map
Comparison of the Highway Commemial and Light Industrial
Districts
Page 4 of 4
Item # 18
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