Update on Kimbel Kourt: “Just when I thought I was out, they pull me back in.”

To quote Don Corleone from GF III:

or click here: http://youtu.be/S-IkWpm7TS0

So according to today’s Citizens’ Advocate, the agenda of the next Coppell P&Z meeting was supposed to include (in addition to the repeal of MXD-1 and MXD-2, which are there) the following item:

3. Avalon, PH 2, a zoning change request from Planned Development-223-Commercial to Planned Development-267 Revision-2-Residential Urban Neighborhood, to allow three townhouses on approximately 0.3 acres of property (being a portion of the Lot 14R of the Kimbel Addition) located along the west side of Kimbel Kourt, approximately 220 feet south of Village Parkway at the request of Sudkar Allada.”

But now we have further questions:

  1. So if I read this right and go with what I have heard, this is to then change the zoning to up to 12 units on this parcel?  How does that meet Coppell’s density requirements?  Here’s the current state of what was approved.
  2. How is this in good faith?  The neighbors in Lakes of Coppell were willing to go along with 9 units.  Ed Darling objected on P&Z to even the 9 units, based on set backs and space.  So how is this going to make sense to P&Z and Council?
  3. And why wait until ground has been broken on The Avalon, sewer and water lines have been run, and then ask for this?  Is the proper infrastructure in place to do this?
  4. Did anyone else see the floodwater that came in around the City of Coppell lift station on Kimbel Kourt?  How does this affect the decision?

I would note that this is not on the formal agenda for Thursday’s P&Z meeting that is here, so clearly it was pulled.  Probably not a good day to bring a zoning change on Kimbel Kourt!  So no reason to show up, unless you are going to cheer the end of mixed use zoning in Coppell, which is also on the P&Z agenda. Check back here on Saturday / Sunday for more on the latter point.

And I thought I was leaving this blog for posterity’s sake for here!  Followup with more information at stopkv@gmail.com or @StopKV if you learn more for us.

(Not) Moving along the dialogue on mixed use development in Coppell, TX (updated. see more recent posts)

Since the dialogue is no longer just about Kimbel Kourt / Kimbel Village / The Avalon, we are moving to a new site.  Come follow the debate over at http://nomixedusecoppelltx.wordpress.com/ as we continue to engage with Coppell Planning and Zoning Commission on the repeal / rewrite of the MXD-1 and MXD-2 zoning and the Coppell Land Use Master Plan.  We can also be followed at @stopkv and @NoMxdUseCoppell.

Coppell City Council to Consider Resolution Directing P&Z to Repeal MXD-1 and MXD-2 Mixed Use Zoning Designations

So here’s item 12 from tonight’s Coppell City Council agenda:

Consider approval of a Resolution requesting the Planning and Zoning Commission to consider a recommendation regarding the possible repeal of “MXD-1” and “MXD-2” Zoning Districts as text change amendments to the Comprehensive Zoning Ordinance and the Code of Ordinances; and to consider a change or an amendment to the Comprehensive Zoning Plan to revise and/or eliminate Mixed Use Neighborhood Center and Mixed Use Community Center from the Comprehensive Land Use Plan; and authorizing the Mayor to sign.

Full agenda is here.  Executive Session / Work Session Meeting starts at 5:30 in Council Chambers. Regular session at 7:30.

Next it goes to P&Z on Thursday, April 16, 2015. That meeting is at 6:30, and you’ll see it on this agenda too.  They will likely take it up for public comment at their May 21 meeting.

Update: Coppell City Council passed the above resolution 6-0.  Goes to P&Z next.

StopKV Update

Might need to consider attending Coppell City Council Meeting on 1/13/2014.  Seems Coppell City Council will be considering extending the replats of The Avalon and The Avenue mixed use / higher density projects.

So the developers are coming back asking for extensions at tomorrow’s city council meeting on their replat. See here:

https://coppell.legistar.com/View.ashx?M=A&ID=369510&GUID=E7AEB273-FB67-482D-BD1E-F16435E7C3C6

These are normally approved, but having some commentary would make sense.

Three arguments to make on this at this stage:

1) Clearly there must be a buying / financing issue at this stage. Allada is asking 168/sqft for his triplex development on Kimbell Kourt.  The Avenue prices per sqft are 225. This is outrageous and will not see when you can full home in Villas Westhaven for less, say the lower end is $156. Old Town Coppell is $172.  So neither of these projects is economically viable, given the amenities.

2) Both have come in with late requests.  So in my mind this is a rule of law issue and one should have anticipated this. Granted Council typically gives these, but they need to set a standard.  I realize Council is meeting for the first time this month, but “A failure to plan on your part does not constitute a crisis” for anyone else.  Rules matter.

3) The City of Coppell is now being sued about turning down the mixed use Trinsic project at Beltline and 635 last year (South Beltline between Chartwell and Dividend).  Federal suit link is here. This was based on the precedents sent by the approval of The Avenue.  So now the council’s failure to listen to and get citizen input on mixed use in Coppell comes at a greater set of costs — a multi-million dollar lawsuit.  We have had enough of those: Cypress Waters.

Enough.  Council starts in Executive Session at 5:30, and Public Session at 7:30.