CC approval on 7/8/03AGENDA REQUEST FORM
cOPPELL
DEPT: Planning
DATE: July 8, 2003
ITEM ti: 13
ITEM CAPTION:
PUBLIC HEARING (CONTINUED):
Consider approval of a Planning and Zoning Commission initiated Public Heanng to amend 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. l I acres of property located north of S.H. 121, between Business S.H. 121 and Coppell Greens.
APPROVED BY Motion to close Public
Hearing & Approve
CITY COUNCIL
ON ABOVE DATE
GOAL(S): g ~
EXECUTIVE SUMMARY:
M - Peters
S - Tunnell
Vote - 7-0
Date of P&Z Meeting: April 17, 2003
Decision of P&Z Commission: Approval (5-1) with Commissioners McCaffrey, Reese, Kittreil,
McGahey and Dragon voting in favor. Commissioner Foreman opposed.
Approval is recommended.
PLEASE NOTE:
On 5/13/03, Council continued this Public Hearing to its June 10, 2003, meeting.
On 5/27/03, one of the property owners (Robert B. Payne) asked that this Public Hearing be delayed -to
Council's July 8, 2003, meeting (see attached letter).
On 6/10/03, Council continued this Public Hearing to its July 8, 2003, meeting.
Written opposition was received from all but one of the affected property owners (FRWM, Inc.); therefore,
a 3A vote of City Council is required to approve these Land Use Plan and zoning changes.
Staff recommends approval.
DIR. REVIEW:
.... CM REVIEW
FIN REVIEW: ' ~if) ~7 :
Agenda Request Form - Revised 09/02 Document Name: ~7LUP&ZC-614(CH) I-AR
WIN. EAD
MEMORANDUM
TO: Marcie Diamond
FROM: Robert B. Payne - 5129 - D-R51
DATE: June 11, 2003
RE: Zoning Case 614(CH)
via Email
Enclosed is a plat (to scale) from Roy Wilshire (Kimley-Hom & Associates). It reflects
the Coppell/Lewisville boundary line and our acreage (6.5 acres) on the Southeast side of
Highway 121. It shows the very small portion of land in Coppell that we own and why HC
zoning on a very small ~ract on the Southwest side of Highway 121 is in conflict with ultimately
zoning which will prevail on a much larger tract in Lewisville. Thus, we are asking that it be
exempt from HC zoning.
RBP:rlw
enclosure
c (w/eric.) Robert B. Payne, Jr.
DALLAS_I ~3826363\1
hGglvgd 06-11-0S Og;Ufam From-lT2t3936SO To- Page 00!
MEMORANDUM
TO:
FROM:
DATE:
RE:
Marcie Diamond
Robert B. Payne - 5129 - D-RS1
June 11, 2003
Second Letter of Today Regarding Zoning Case 614(CH)
via Email
In my transmission this morning, I forgot to mention another serious objection to HC
zoning of this tmet (the northern one). You have seen my aerial photograph of this tract. As can
easily be determined from the shadow of the cement plant, it is an extremely tall obstruction and
will certainly dictate what can, or cannot, be placed on the western remainder of the same tract.
Unless and until the City does something about that eyesore, the City can never obtain a builder
who will build the type of structure the City wants on the western portion of the same tract. (If
you did not keep a copy of my aerial photograph, I would be happy to send another one.)
Further, the two cities of Coppell and Lewisville will ultimately have to get together as to what
can, or cannot, be placed economically on two tracts immediately adjacent to this eyesore. I
know that the City of Lewisville is quite aware of this eyesore, but it is outside of that city's
jurisdiction. If Coppell is really serious about this area's importance, it should start right now to
take the steps necessary to eliminate the eyesore.
RBP:rlw
DALLAS 1~3826662\1
W NSTEAD
May 27, 2003
direct dial: 214.745.5129
rpayne@winstead.eom
Ms. Marcie Diamond
Planning & Zoning Department
City of Coppell
P. O. Box 9478
Coppell, TX 75019-9478
Re: Zoning Case No. ZC-614(CH)
Dear Marcie:
via email
We hereby request that the City Council's consideration of the above referenced case be
delayed from June 10 to July 8, 2003.
Sincerely yours,
Robert B. Payne, Individually and as Agent
and Attorney for Property Owners
RBP:rlw
DALLAS B3819333\1
5400 RENAISSANCE TOWER PI-I 214,745.5400 WINSTE^D SECHIIEST & MINICK A#Jtin, Dallas, Fort Worth,
1201 ELM STREET FAX 214,745,5390 Attorlle)'$ ctnd Co#mdors Houston, i~Iexico City,
DALLAS, TEXAS 75270 WINSTEAD.COM A Profession#l Corporettion The I~Zoodlandt, Washington, DC
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: ZC-614{CI-I)
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 A1
516 Main St W
Mount Vernon, TX 75457-2210
FRWM lnc.
PO Box 6173
San Antonio, TX 78209-0173
Page 1 of 4
Texas Industries Inc.
Item # 18
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. 121.
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
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
Item# 18
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 Commercial 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 Commemial 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 more compatible
with the existing residential.
The rationale for the Highway Commemial 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 shouM
be designed in a manner to create an attractive appearance from 1.H.
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."
In sum, the rezoning of these properties from Light Industrial to Highway
Commemial 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:
Item # 18
Page 3 of 4
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 trader advisement for reconsideration at a later date.
ATTACHMENTS:
1)
2)
3)
Proposed Amendment to the 1996 Comprehensive Land Use Plan
Zoning Location Map, with Property Ownership
Comparison of the Highway Commercial and Light Industrial
Districts
Page 4 of 4
Item# 18