Staff ReportITEM # 7
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CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: PD-250R26-H, Old Town Addition, Lot 4R, Block D
P&Z HEARING DATE: July 21, 2022
C.C. HEARING DATE: August 9, 2022
STAFF REP.: Matthew Steer, AICP, Development Services Administrator
LOCATION: 767 W. Main Street
SIZE OF AREA: Approximately 0.25 acres of property
CURRENT ZONING: PD-250R8-H (Historic)
REQUEST: A zoning change request from PD-250R8-H (Planned Development – 250-Revision
8-Historic) to PD-250R26-H (Planned Development–250-Revision 26 – Historic),
to approve a Detail Site Plan for a 10,215-square-foot, two-story mixed-use
building with retail on the first floor and two residential units on the second floor.
APPLICANT: Owner: Architect:
Diana Ahmad William Peck
137 Kingsridge Dr. William Peck & Associates, Inc.
Coppell, TX 75019 105 W. Main St.
817-939-3379 Lewisville, TX 75057
dobbainc@yahoo.com 972-221-1424
bill@peckarchitects.com
HISTORY:
Old Town Coppell:
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
Dodie’s, now Tangerine Salon) and a neon “Main Street Coppell” sign were
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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
George Coffee Shop. 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.
This is in the final stage of inspections. In January of 2021, Council approved a PD
Amendment for George Coffee and Provisions mixed use site allowing 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. Most recently, a PD amendment allowing
a mixed-use project very similar to this request was approved for the lot to the north.
This is currently in the framing stage of construction.
HISTORIC SIGNIFICANCE: There is no historic significance associated with this property.
TRANSPORTATION: West Main Street is a 21-foot one-way street with on-street angled parking
SURROUNDING LAND USE & ZONING:
North – Mixed Use Retail/Residential; PD-250R25-H (Historic)
South – Office; PD-250R22-H
East – Old Town Square; PD-250R8-H
West – Residential; PD-250R20-H
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.
DISCUSSION: The applicant is proposing to construct a two-story building with retail on the
ground level and two residential units above, a mixed-use project similar to the
George Coffee and Provisions shop to the north.
Site Plan
The first floor of the building is proposed to contain 3,347 square feet of retail
space. This is proposed to have a covered storefront facing West Main Street. To
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the rear of the building are two separate stairwells and garages, one for each of the
residential units. One of the garages is proposed to be sized for one-car and the
other for two cars. Staff is recommending that they both contain sufficient room
for two vehicles. This is listed as a condition of approval.
The second floor is proposed to contain a total of 4,612 square feet for two
residential units. In each unit, there are three bedrooms, three bathrooms, a kitchen,
dining area, living room, utility room and two doors that open out onto balconies
facing Main Street.
Parking:
One of the residences will have two enclosed parking spaces that will be accessed
from the alley at the rear of the property. The other is proposed to have one
enclosed space accessed from the alley. As mentioned above, this is recommended
to be increased in size to accommodate two vehicles.
In addition, they will be constructing three driveway spaces and six additional
spaces in the alley and a sidewalk that will align with the other parking spaces and
a sidewalk on the north and south sides. On West Main Street there already exists
nine on-street parking spaces that were constructed with the Old Town
infrastructure. A parking chart can be found on the bottom left of the Site Plan for
the overall master planned area. This shows that overall for the area, there are 889
parking spaces required and 1014 provided.
Landscaping:
The plant materials will match those used throughout Old Town. On the north side
of the property, Bermuda grass and a mix of shrubs and perennials will be planted.
On the east side, along the street in front of the parking area will be three tree wells
Savannah Holly trees and Liriope groundcover, continuing the landscaping and
trees provided already along Main Street. Along the south of the property, various
shrub, grasses and perennials are proposed.
Elevations:
The main proposed material for this building is brick. The main color will be
brown, and will have grey brickwork banding accents, separating the retail from
the residential. This banding is also found along the top parapet portion of the
building. Each of the second-floor residences will have a balcony area that extends
along the front of the building over the ground floor porch area. There are five black
metal awnings proposed on the front elevation matching the railings of the
balconies. Wall sconces will provide some light to the balcony, porch, garages and
side entrance. The front, east elevation of the ground floor will have storefront
windows.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of this request subject to the following conditions:
1. Detailed engineering review to take place with engineering permit submittal.
2. Include additional garage area to accommodate two vehicles for each of the residential units.
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3. The Director of Community Development shall have the authority to administratively approve the
proposed signage for this development in accordance with planned development regulations for PD-
250R8-H and the Historic District.
4. The second-floor residences shall be developed in accordance with local ordinance and building codes;
and shall be used for residential purposes only.
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. Site Plan
2. Floor Plan (2 Pages)
3. Landscape Plan (2 Pages)
4. Elevations (2 Pages)
5. Renderings (5 Pages)