LUP & ZC approved by CC 6/10/03AGENDA REQUEST FORM
T H g . G I T y . 0 F
COPFELL
DEPT: Planning
DATE: June 10, 2003
ITEM #: 18
ITEM CAPTION:
PUBLIC HEARING:
Consider approval of an amendment to the Land Use Plan of the 1996 Comprehensive Master Plan from Regional
Retail and Light Industrial/Showroom to Freeway Commercial, and consider approval of Case No. ZC-611 (CH),
zoning change from LI (Light Industrial) to HC (Highway Commercial) on approximately 56.5 acres of property
located east of S.H 121 north and south of Sandy Lake Road.
GOAL(S):
APPROVED BY
CITY COUNCIL
ON ABOVE DATE
EXECUTIVE SUMMARY:
Date of P&Z Meeting:
Decision of P&Z Commission:
McGahey, Halsey, Dragon and Foreman voting in favor. None opposed.
Motion to close Public
Hearing and Approve
M - Peters
S - Brancheau
Vote - 6-0
Tunnell absent
May 15, 2003
Approval (7-0) with Commissioners McCaffrey, Reese, Kittrell,
Approval is recommended
Staff recommends approval.
DIR. REVIEW:
Agenda Request Form - Revised 09/02
FIN. REVIEW:
CM REVIEW:
Document Name: @7LUP&ZC-611(CH) I-AR
CASE NO.: ZC-611(CH)
SUMMARY OF REVISIONS FOR MAY 15, 2003
PLANNING AND ZONING COMMISSION MF~ETING
Since the April 17, 2003, Planning and Zoning Commission meeting, staffhas met with one of the
affected property owners, Emerson Partners. Their 28-acre tract of land is located at the southeast
comer of Sandy Lake and S.H. 121. Given the size and shape of their property and the fact that
the southern half does not actually front on S.H. 121, they are requesting to retain the LI zoning
district on the southem 16.5 acres and are in support of the rezoning to Highway Commercial on
the northern 11.5 acres. This HC zoning would allow a retail center to take advantage of the Sandy
Lake Road frontage, provide visibility from S.H. 121 and will also permit the balance of the tract to
be developed for light industrial uses.
On May 8, 2003, staff met with the consultants for the Ferguson tract and reviewed several
conceptual development proposals for their land holdings. Currently envisioned is office/warehouse
on the easternmost tract (approximately 28 acres) and the remaining half, along the frontage of S.H.
121, for office. To accommodate this development pattern, the HC/LI boundary lines need to be
adjusted, as indicated on the attached revised exhibit.
Staffis in support of this revision to the Highway Commercial District as indicated on the attached
exhibit and the revised staff recommendation is as follows:
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff recommends APPROVAL of the amendment to the Land Use Plan
from Regional Retail and Light Industrial/Showroom to Freeway
Commercial, and further, staff recommends approval of a change in
zoning from Light Industrial to Highway Commercial on approximately
64.5 acres of land as indicated on the attached exhibit.
Attachments:
1) Revised Exhibits
NOTE:
ATTACHED IS THE COMPLETE
REPORT ON THIS REQUEST
STAFF
Page 1 of 5
Item # 10
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: ZC-611(CI-I)
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.:
Marcie Diamond, Assistant Planning Director
LOCATION:
East of S.H. 121; north and south of Sandy Lake Road.
SIZE OF AREA:
Approximately 95 acres of property.
PROPOSED AMENDMENT TO THE 1996 COMPREHENSIVE LAND USE PLAN:
From: Regional Retail and Light Industrial/Showroom
To: Freeway Commercial
CURRENT ZONING:
LI (Light Industrial)
PROPOSED ZONING: HC (Highway Commercial).
LAND OWNERS:
Page 2 of 5
Ben S. Autwell
PO Box 556
Coppell, TX 75019-0556
Ferguson Realty Co
6609 Red Bud Dr
Flower Mound, TX 75022-5863
TE Northpoint Ptnr Ltd.
10005 Technology Blvd W, Suite 151
Dallas, TX 75220-4338
Item # 10
William F. Callejo, Trustee
4314 North Central Expressway
Dallas, Texas 75206
DFW SH 121 LTD
3509 NW 69th Street
Oklahoma City, OK 73116-2126
HISTORY:
This property has been zoned a Light Industrial district since 1983. There has been
no platting or zoning activity on this property since that time.
TRANSPORTATION:
State Highway 121 Business is designated as a freeway, improvements are
not funded at this time.
Sandy Lake is scheduled for improvement to a four-lane divided
thoroughfare within right-of-way sufficient for a six-lane road, to be
completed by the end of 2005.
SURROUNDING LAND USE & ZONING:
North- Light Industrial and undeveloped, LI
South - Light Industrial and undeveloped, LI
East - Light Industrial and undeveloped, LI
West - City of Grapevine, undeveloped
COMPREHENSIVE PLAN:
The Comprehensive Plan shows the property as suitable for
Regional Retail and Light Industrial/Showroom Uses. This
area is currently being recommended for Freeway
Commercial designation as a Land Use Plan amendment.
DISCUSSION:
These areas were designated in the 1996 Comprehensive Plan as Regional
Retail and Light Industrial and are currently zoned Light Industhal. Once
S.H. 121 and its intersections with Sandy Lake Road and Freeport Parkway
are improved, well-designed retail, commercial and/or office development
should be encouraged, versus big-box tilt-wall industrial buildings. This
rezoning is based on the Freeway Commercial land use designation as a
currently proposed amendment to the Plan.
Page 3 of 5
Item # 10
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 shouM 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 I.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."
While the mixture of retail and commercial uses permitted in the Highway
Commercial district are similar to those permitted in the Light Industrial
district, special development standards are in effect in the Highway
Commercial disthct, given its visibility along our major corridors. To
summarize, buildings in the HC district are required to adhere to the
masortry requirements as is imposed in our retail/commercial and office
districts, such as brick and stone facades, regulated signage, etc. Where
big-box, tilt-wall buildings are appropriate in our industrially zoned areas on
the west side, this type of development is not the highest and best use along
our gateways into Coppell.
In addition to tilt-wall construction, Light Industrial zoning also permits a
wide variety of manufacturing and industrial uses, including the fact that up
to 20% of the lot or tract may contain outside or open storage. Again, this
would not be appropriate along S.H. 121.
The rezoning of these properties fi.om Light Industrial to Highway
Commercial will allow the land owners significant flexibility in
development options to take advantage of highway access while assuring
compliance with the vision for the City's most visible conidors.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff recommends APPROVAL of the amendment to the Land Use Plan
from Regional Retail and Light Industrial/Showroom to Freeway
Page 4 of 5
Item # 10
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)
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 # 10
C)
'~ >, o o
N <~