Staff ReportITEM # 09
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CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: PD-250R21R-H, Old Town Addition Lot 1R2, Block C
P&Z HEARING DATE: December 17, 2020
C.C. HEARING DATE: January 12, 2021
STAFF REP.: Matthew Steer, AICP Development Services Administrator
LOCATION: NEC of Main Street and Houston Street
SIZE OF AREA: 0.24 acres of property
CURRENT ZONING: PD-250R21-H (Planned Development-250 Revision 21-Historic)
REQUEST: A zoning change request to PD-250R21R-H (Planned Development-250-Revision
21-Revised-Historic) to allow the coffee shop/retail to remain on the 1st floor and
to convert one of the residential units (Apt. 202) into an office space on the 2nd
floor
APPLICANT: Applicant:
Christian Hemberger
George Coffee & Provisions
462 Houston
Coppell, Texas 75019
Phone: (469) 877-5425
Email: christianhemberger@icloud.com
HISTORY: Old Town Main Street:
In January 2007, approximately 17 acres of what was known as the “Carter
Crowley” tract were rezoned to Historic and the future land use plan was amended
to allow for a continuation of the targeted uses outlined in the Old Coppell Master
Plan - retail, offices, restaurants and similar uses. In August 2010, a final plat of the
entire property was approved. This subdivided the larger tract of property for the
purpose of establishing street rights-of-way and easements for necessary
infrastructure to support development. This resulted in a total of seven blocks
containing nine lots and seven different street segments. In April 2011, the zoning
for the conceptual planned development was approved. This depicted the overall
plan and presented the general regulations each detailed planned development use
should follow. In April 2012, the first of the Detail Plans was approved for 44 patio-
home lots. In May 2012, the Old Town Square was approved as was the entry
feature of the subject property and an 80-space parking lot. In August 2012, three
retail/office cottages, a replica service station for a retail/restaurant site (formerly
ITEM # 09
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Dodie’s, now Tangerine Salon) and a neon “Main Street Coppell” sign were
approved. The sign was recently changed to reflect the “Old Town Coppell” logo.
In October 2012, the Local Diner site was approved at the southeast corner of
Bethel Road and Main Street, east of the entry tower. In February 2013, a planned
development amendment was approved which allowed for administrative review
and approval of Detail Plans when in general conformance with the Concept Plan
and conditions. Subsequently, ten additional Site Plans were administratively
approved.
In April 2015, Council approved a Conceptual Plan Amendment for development
of 11 single-family lots fronting Hammond Street. In October 2015, Council
approved a 7,818-square-foot first floor coffee house with residential above for the
subject property. In late 2016, a 4,900-square-foot office was administratively
approved on the northwest corner of Travis and W Main Street. In January 2017,
Council approved a Detail Plan to allow the development of 12 single-family lots
fronting Burns Street. Each of these have since been constructed and are now
occupied. In October 2017, Council approved a Planned Development for an office
cottage and a residence at the northwest corner of Houston Street and South Coppell
Road. In September 2018, a Detail Planned Development to allow an approximate
32,370 square-foot Coppell Arts Center was approved and has since been
constructed. A two-lot residential subdivision located on the west side of S Coppell
Road just 175 feet south of W Bethel, was approved by Council on December 8, 2020.
HISTORIC COMMENT: There is no historic significance related to the subject property.
TRANSPORTATION: Main Street is a two-lane divided boulevard within a 114-foot right-of-way. Houston
Street connects South Coppell Road with Hammond Street and serves as an east/west
connector between East & West Main Streets. It is a 24-foot-wide two-way street
within an 81-foot right-of-way with intermittent on-street angled parking on both
sides.
SURROUNDING LAND USE & ZONING:
North – Office/cottage; PD-250R16-H (Planned Development-250 Revision 16-
Historic)
South – Vacant restaurant pad site; PD-250R8-H (Planned Development-250
Revision 8- Historic)
East – Office/cottage; PD-250R9-H (Planned Development-250 Revision 9- Historic)
West - Frost Cupcakery; PD-250R14-H (Planned Development-250 Revision 14-
Historic)
COMPREHENSIVE PLAN:
Coppell 2030, A Comprehensive Master Plan, shows the property as suitable for
development in accordance with the Old Coppell Historic District Special Area
Plan.
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DISCUSSION: Located on the northeast corner of Houston and Main Streets, this request is to
allow the coffee shop/retail to remain on the 1st floor and to convert one of the
residential units (Apt. 202) into a speculative professional office space on the 2nd
floor. The area of the space to be converted is 2,059 square feet. Preliminary plans
include 3 private offices, one multi-desk/shared office, and one common space
including a utility room, kitchen, community table and soft seating area. It is
estimated that this will allow for a staff of approximately 10. The applicant has
received approval from the Old Town Coppell POA for the conversion of this
space.
A parking analysis was done to ensure that the conversion of this space to
professional office was feasible. The use amendment will result in a change of
required parking from 2.5 parking spaces for the residential unit to 7 parking spaces
for the professional office (1 parking space per 300 square feet).
The applicant amended and updated the study for the Main Street Area that was
previously done for the Arts Center. Overall, there are 894 required spaces for the
various uses and 1,015 parking spaces being provided for the master planned area.
This does not include the 40 parking spaces on Burnett Street. In sum, the proposal
meets the parking requirements and has POA approval. Staff is recommending
approval.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of PD-250R21R-H subject to the following conditions being met:
1. This will be subject to a detailed building review with permit submittal.
2. This is subject to egress provisions for non-residential buildings under the 2015 IBC and once
reclassified, the space cannot be used as a dwelling.
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. POA Approval
2. Parking Analysis
3. Conceptual 2nd Floor Plan