The Coppell Planning and Zoning Commission on Feb. 20 voted to recommend updates to the city’s zoning ordinance that add new land‑use definitions for showroom, warehouse, distribution center and fulfillment center and create limited flexibility in off‑street parking requirements.

Development Services Administrator Matt Steer told commissioners the changes stem from city roundtables on industrial and retail trends. The proposed definitions distinguish three warehouse-related uses: a distribution center (stores goods for multiple parties, not sold on site), a fulfillment center (fulfills e-commerce customer orders shipped directly to buyers), and a warehouse (stores goods for hire for multiple parties). A showroom is defined as an indoor area larger than 1,000 square feet where durable goods are displayed for retail purchase.

The text amendments would set parking standards so that showrooms remain at 1 space per 1,000 square feet, while warehouse/distribution/fulfillment centers would require 1 space per 2,000 square feet or 1 space per employee on a site’s maximum shift — whichever better reflects operations. The amendments also would allow the Community Development Director to approve up to a 10% reduction in required parking for retail centers; reductions greater than 5% would require a parking study prepared by a licensed transportation engineer.

Commissioners discussed the potentially changing demands of retail and industrial users, noting that automated operations and e-commerce fulfillment can reduce employee density and therefore reduce parking demand. The commission voted to forward the amendments to City Council for public hearing and action, with staff slated to present the ordinance at the March 11 council meeting.

The motion to recommend approval was made by Commissioner Maurer (recorded as Commissioner Moore in the transcript) and seconded by Commissioner Blankenship; the roll call vote was unanimous among commissioners present. Staff said details such as tree-mitigation and additional technical edits will be resolved during the council process and final ordinance drafting.