CC approval of LUP&ZC 7/8/03AGENDA REQUEST FORM
COP LL
DEPT: Planning
DATE: July 8, 2003
ITEM #: 12
ITEM CAPTION:
PUBLIC HEARING:
Consider approval of a Planning and Zoning Commission initiated Public Hearing to amend the Land Use Plan of
the 1996 Comprehensive Master Plan from Light Industrial/Showroom and Public/Institutional to Freeway
Cormnercial, and consider approval of Case No. ZC-613(CH), zoning change from LI (Light Industrial) and R
(Retail) to HC (Highway Commercial) on approximately 114.7 acres of property located south of S.il. 121,
between Business S.H. 121 and Magnolia Park.
GOAL(S):
EXECUTIVE SUMMARY:
Date of P&Z Meetina: June 19, 2003
Decision of P&Z Commission: Approval (7-0) with Commissioners McCaffrey, Reese, Kittrell,
McGahey, Halsey, Dragon and Foreman voting in favor. None opposed.
Approval is recommended as follows:
Sta:
1)
2)
· recommends approval.
Approval of the Planning and Zoning Commission initiated Public Ilearing regarding an amendment
to the Land Use Plan of the 1996 Comprehensive Master Plan from Light Industrial/Showroom and
Public/Institutional to Freeway Commercial on approximately 114.7 acres of property, south of S.H.
121; between Business S.It. 121 and the Magnolia Park subdivision.
Approval of a zoning change from LI (Light Industrial) to HC (Highway Commercial) on
approximately 91.5 acres of property (retaining Retail zoning on the eastern 23.2 acres).
APPROVED BY Motion to close the Public
Hearing & Approve 1) and 2)
CITY COUNCIL above
ON ABOVE DATE M-Peters
S- Raines ~
~/ote - 7-0
.... CM REVIEW:
DIR. REVIEW:
Agenda Request Form - Revised 09/02
FIN. REVIEW:
Document Name: @6ZC-613(CH) I-AR
CASE NO.: ZC-613(CH)
SUMMARY OF REVISIONS FOR MAY 15, 2003
PLANNING AND ZONING COMMISSION MEETING
Since the April 17, 2003, Planning and Zoning Commission meeting, staff met with several
residents of the Magnolia Park subdivision to discuss the proposed rezoning from Light
Industrial and Retail to Highway Commercial. It was apparent at that meeting, similar to the
written responses received from eight Copperstone subdivision property owners prior to the
first Public Hearing, the residents were in support of the rezoning to HC from LI; however,
they desire to retain the retail zoning on the eastern tract which abuts single family. On May
7, 2003, staff received a petition from 41 residents of Magnolia Park reiterating their desire to
retain the retail zoning abutting their homes and further supporting the change in zoning from
LI to HC on the remaining acreage.
Staff feels that the retention of the retail zoning designation on the 23.2-acre tract is reasonable
in that it provides a buffer between the existing homes in Magnolia Park and the non-
residential development envisioned for this tract. The retail zoning also provides for a
significant reduction in building height. Whereas HC permits a height of twenty stories,
(limited to 70 feet within 300 feet of a property zoned for residential use), the retail district
height is limited to 35 feet. The development standards, which were also a major concern of
staff, are identical in HC and R; therefore, this request can be supported.
Staff also received opposition from all affected property owners, except FRWM, who stated
their support for a change in zoning from a Retail zoning district to Highway Commercial.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff recommends APPROVAL of the amendment to the Land Use Plan
from Light Industrial/Showroom and Public/Institutional to Freeway
Commercial on approximately 91.5 acres, and further recommends
approval of a change in zoning from Light Industrial to Highway
Commercial on this acreage and retaining retail zoning on the eastern
23.2 acres.
Attachments:
1) Revised Zoning Exhibit
NOTE: ATTACHED IS THE COMPLETE STAFF
REPORT ON THIS REQUEST
Page 1 of 5
Item # 11
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CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: ZC-613(CH)
P & Z HEARING DATE:
C.C. HEARING DATE:
May 15, 2003 (Public Hearing continued from the 4/17/03 P&Z
Commission meeting.)
June 10, 2003
STAFF REP.:
Maxcie Diamond, Assistant Planning Director
LOCATION:
South of S.H. 121; between Business S.H. 121 and Magnolia Park.
SIZE OF AREA:
Approximately 114.7 acres of property.
PROPOSED AMENDMENT TO THE 1996 COMPREHENSIVE LAND USE PLAN:
From: Public/Institutional and Light Industrial/Showroom
To: Freeway Commercial
CURRENT ZONING:
LI (Light Industrial) and R (Retail)
PROPOSED ZONING:
Page 2 of 5
HC (Highway Commercial)
Ownersi
FRWM INC
PO BOX 6173
San Antonio, TX 78209-0173
Floumoy, Mary Sue
516 Main St W
Mount Vemon, TX 75457-2210
Howsley, Carol Ann &
Andrea Lane Howsley
PO Box 700056
Dallas, TX 75370-0056
Item # 11
Payne, Robert B
5400 Renaissance Tower
1201 Elm St
Dallas, TX 75270-2102
HISTORY:
These properties have been zoned for Light Industrial uses since
1983, which was prior to the establishment of the alignment for S.H.
121 (formally Spur 553 and S.H. 121 Bypass)
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 (See Case ZC-614(CH)
South- The Mansions by the Lake, Village at Cottonwood Creek VI and
Copperstone: PD-160-MF-2, SF-7 and SF-9
East - Magnolia Park; PD-133-SF
West - Business S.H. 121
COMPREHENSIVE PLAN:
The Comprehensive Plan shows the property as suitable for
Public/Institutional and Light Industrial/Showroom Uses,
currently being recommended for a Freeway Commercial
designation.
DISCUSSION:
Since the early 1980's, this area was zoned for industrial and retail
development. It is assumed Light Industrial was deemed appropriate at
that time given its location along the northern edge of the City, separation
from the rest of the City by a flood plain area and finally, its compatibility
with the industrial zoning in Lewisville. However, since then, 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, the
eastem portion of this area was proposed for a middle school
(Public/Institutional), which has since been built east of Denton Tap Road,
south of S.H. 121, and the remainder of the property was designated for
Industrial/Showroom uses. An amendment to the Land Use Plan is
currently being recommended proposing this entire tract be designated at
Freeway Commercial. The appropriate zoning to implement the land use
category of Freeway Commercial is Highway Commercial zoning.
Page 3 of 5
Item# 11
As mentioned, the southern half of this property is in the flood plain and
heavily wooded. Adjacent to the southern boundary of these tracts are the
open spaces and flood plain areas serving The Mansions by the Lake, the
Village at Cottonwood Creek VI and Copperstone residential developments.
This flood plain/open space area will provide a significant physical and
visual buffer between the subject properties and the existing residential to
the south.
The existing Light Industrial district zoning permits uses such as:
distribution, bulk -warehouse, a variety of manufacturing and industrial
activities similar ones that are not the highest and best use for this highly
visible corridor. Rezoning to Highway Commercial will encourage the
development of more freeway-dependent uses, such as
office/retail/hotel/commercial than would be constructed under
retail/commercial development standards (facades of brick and stone,
controlled signage, etc.) instead of 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.
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 Commereiai 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 shouM 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."
In sum, the rezoning of these properties from Retail and Light Industrial to
Highway Commercial will allow the land owners significant flexibility in
development options while assuring compliance with the vision for the
City's most visible corridors.
RECOMMENDATION TO THE PLANN1NG AND ZONING COMMISSION:
Item# 11
Page 4 of 5
Staff recommends APPROVAL of the amendment to the Land Use Plan
from Light Industrial/Showroom and Public/Institutional to Freeway
Commercial, and further, staff recommends approval of a change in
zoning from Retail and 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)
3)
Proposed Amendment to the 1996 Comprehensive Land Use Plan
Zoning Location Map, with Ownership
Comparison of the Highway Commercial and Light Industrial
Districts
Page 5 of 5
Item# 11
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