BM 2002-08-15 PZ Minutes of August 15, 2002
PLANNING AND ZONING COMMISSION
The Planning and Zoning Commission of the City of Coppell met in pre-session at 6 p.m., and in
regular session at 6:30 p.m., on Thursday, August 15, 2002, in the Council Chambers of Coppell Town
Center, 255 Parkway Boulevard, Coppell, Texas 75019. The following members were present:
Chairman Greg McGahey
Commissioner Rick McCaffrey
Commissioner Texx Stewart
Commissioner Anna Kittrell
Commissioner Ann Dragon
Also present were Graduate Engineer Teresa Turner, Assistant Planning Director Marcie Diamond,
City Planner Andrea Roy and Sr. Administrative Secretary Barbara Jahoda. Commissioners Drew
Halsey and Sam Clark were absent.
PRE-SESSION
REGULAR SESSION
(Open to the Public)
Briefing on the Agenda.
Staffbriefed the Commission on the cases.
(Open to the Public)
2. Call to Order.
Chairman McGahey called the meeting to order.
Approval of Minutes dated July 18, 2002.
Commissioner Stewart made a motion to approve the minutes of July 18, 2002, as written.
Commissioner McCaffrey seconded; motion carried (5-0) with Commissioners McCaffrey,
Kittrell, McGahey, Dragon and Stewart voting in favor. None opposed.
PUBLIC HEARING: Consider approval of Case No. ZC-610{CH}/PD-198, zoning
change request from C (Commercial) to PD-198-SF-7 (Planned Development-198-
Single-family-7), to recognize existinglresidential single-family uses on approximately
nine acres of property located along Bullock and Howell Drives, at the request of various
property owners.
Presentation:
Assistant Planning Director Marcie Diamond introduced the item to the Commission, showing
exhibits, reviewing the history of this area of the City, including the reasoning behind the C
(Commercial) zoning classification in this residential area. She mentioned that recently, a
petition, attached as Exhibit A, was signed by the majority of property owners on Bullock and
Howell Drives, which triggered this residential planned development request for rezoning. Ms.
Diamond stated the owner of 101 and 103 Bullock Drive contacted staff to ask that his two
lots be removed from the affected area, indicating that he wants to incorporate these lots with
additional commercial property that he owns along Denton Tap Road for commercial
development. Staff will exclude these two properties and redraw the area to be included in the
Planned Development. Ms. Diamond went on to say that staff recommends approval of this
request, subject to the PD-198 conditions, attached as Exhibit B. Of the 37 notices sent to
property owners within 200 feet, the Planning Department received thirteen favorable
responses, two undecided responses, and one opposing response (101 and 103 Bullock Drive).
Rich Pilone, 801 Howell Drive, Coppell, TX 75019, was present to represent this case before
the Commission and answer any questions, explaining the inability of owners to sell their
homes other than to cash buyers, banks being unwilling to lend money for
mortgages/improvements because these homes are considered "non-conforming" structures,
the fact that if a home is vacant for over six months, it loses its residential status and becomes
unusable commercial property because of limited setbacks, etc.
Roy Cox, 817 Bullock Drive, Coppell, TX 75019, also spoke. Mr. Cox raised a question as to
the zoning status of the alley between the homes along Bullock and the adjoining commercial
property along Denton Tap Road.
Public Hearing:
Chairman McGahey opened the Public Hearing, asking for people who wanted to speak either
in favor or opposition or wanted to comment on this request to come forward. The following
people spoke:
Harold Neal, 808 Bullock Drive, Coppell, TX - expressed his concern regarding the
present commercial zoning classification. Wants to be able to retain home's value for
future generations.
Jerry Nisbett, 511 Beasley Drive, Lewisville, TX - owns homes at 809 and 816 Howell
Drive. Supports this request and wants to retain his residential market value.
Rick Novak, 158 E. Bethel Road, Coppell, TX - owns a lot at the corner of
Southwestern Boulevard and Bullock Drive. Is concerned that if the alleys are rezoned
residential, he will not be able to access his commercial lot.
Chairman McGahey closed the Public Hearing.
Discussion:
There was discussion relative to screening commercial development from residential areas, etc.
Action:
Commissioner Dragon made a motion to approve Case No. ZC-610(CH)/PD-198, zoning
change request from C to PD-198-SF-7, subject to the PD-198 conditions and the removal of
101 and 103 Bullock Drive from the request area. Commissioner Stewart seconded the
motion; motion carried (5-0) with Commissioners McCaffrey, Kittrell, McGahey, Dragon and
Stewart voting in favor. None opposed.
PUBLIC HEARING: Consider approval of Case No. S-1146R~ 416 Bethel Road, zoning
change request from HO-R-S-II46 (Historic Overlay-Retail-Special Use Permit-Il46) to
HO-R-S-1146R (Historic Overlay-Retail-Special Use Permit-Il46 Revised) to allow the
relocation, expansion and renovation of an existing storage building into a 256 square-
foot office located north of the existing building at 416 Bethel Road, at the request of Joy
Onstott.
Assistant Planning Director Marcie Diamond introduced this proposal to the Commission,
showing exhibits, relating the history of this rental property, mentioning that a previously
approved Special Use Permit included provisions for 6 parking spaces with a 30" high
screening hedge consisting of at least 30 shrubs being placed adjacent to the parking area on
both sides. After reviewing this case, she stated that staffrecommends approval of this
amendment to the Special Use Permit, with two conditions, which she read into the record.
Roy Onstott, 14410 Southern Pines Drive, Farmers Branch, TX 75234, was present to
represent this case before the Commission and answer any questions, stating his opposition to
the landscape requirements because of the maintenance issue.
Public Hearing:
Chairman McGahey opened the Public Hearing, asking for people who wanted to speak either
in favor or opposition or wanted to comment on this request to come forward. No one spoke.
Chairman McGahey closed the Public Hearing.
Discussion:
There was discussion relative to irrigating the landscape area, using draught-resistant materials,
the fact that even though this land use is in the Historic Overlay District, it needs to meet the
intent of the City's landscape ordinance, etc.
Action:
Commissioner Stewart made a motion to approve Case No. S-1146tL 416
zoning change request from HO-R-S-ii46 to HO-R-S-1146tL subject to
conditions:
Bethel Road,
the following
1)
Landscaping concerns being worked out by the applicant and staff prior to
Council consideration.
o
2)
The development of the property shall be in accordance with the revised Site
Plan.
Commissioner McCaffrey suggested that any landscaping needs to be appropriately irrigated,
regardless of the fact that the applicant may consider using draught-resistant materials.
Commissioner Stewart amended his motion for approval as follows:
1)
Irrigated landscape area shall be provided as shown on the Site Plan.
Specifically, landscaping shall be as follows:
All vehicular pavement shall be screened from front and side property lines
with a hedge at least 30 inches in height at the time of planting and consisting
of a minimum of 30 plants. Ail plants shall be of the same variety, the plant
variety to be one of the following: abelia, eleagnus, holly, nandina, or any
draught resistant plantings per the attached Plant Palette. Fifteen plants shall be
placed east of the driveway entrance, spaced at 3' on center. The other 15 plants
shall be placed west of the driveway entrance, spaced at 3' on center. Plant
materials which die shall be replaced with plant material of the same variety and
size.
2)
The development of the property shall be in accordance with the revised Site
Plan.
Commissioner McCaffrey seconded the motion; motion carried (5-0) with
Commissioners McCaffrey, Kittrell, McGahey, Dragon and Stewart voting in favor.
None opposed.
PUBLIC HEARING: Consider approval of Case No. S-1198R~ Assured Self Storage,
zoning change request from LI-S-1198 (Light Industrial-Special Use Permit-Il98) to LI-
S-1198R (Light Industrial-Special Use Permit-Il98 Revised), to amend the site plan and
increase the size of the mini-warehouse facility with on-premise use (caretakers quarters)
to approximately 75,000-square feet on 4.83 acres of property located along the south
side of Belt Line Road, approximately 4,100 feet east of MacArthur Boulevard, at the
request of Walter Nelson.
Presentation:
City Planner Andrea Roy introduced the item to the Commission, showing exhibits, including a
color board. After reviewing the redesigned site, which includes increasing the total square
footage to 75,000 from the previously approved 64,200-square feet and eliminating one
ingress/egress point, etc., Ms. Roy stated that staff recommends approval, subject to two
conditions, which she read into the record.
Walter Nelson, Walter Nelson & Associates, 1812 Carla Avenue, Arlington, TX 76014, was
present to represent this case before the Commission and answer any questions, stating
agreement with staff conditions.
Discussion:
There was no discussion.
Public Hearing:
Chairman McGahey opened the Public Hearing, asking for people who wanted to speak either
in favor or opposition or wanted to comment on this request to come forward. No one spoke.
Chairman McGahey closed the Public Hearing.
Action:
Commissioner McCaffrey made
Storage, zoning change request
conditions:
a motion to approve Case No. S-1198tL Assured Self
from LI-S-1198 to LI-S-1198R, subject to the following
1)
Revise the proposed location of the monument sign to be placed no closer than
75' from the side property line (Per Section 12-29-4.2 Bi).
2)
More clearly define the location of the steel fencing on the site plan as
represented on the site detail sheet.
Commissioner Dragon seconded the motion; motion carried (5-0) with Commissioners
McCaffrey, Kittrell, McGahey, Dragon and Stewart voting in favor. None opposed.
o
Consider approval of the Assured Self Storage Addition~ Lot 1~ Block 1~ Minor Plat, to
allow the construction of an approximately 75,000 square-foot mini-warehouse facility
with on-premise residential use (caretakers quarters) on 4.83 acres of property located
along the south side of Belt Line Road, approximately 4,100 feet east of MacArthur
Boulevard, at the request of Walter Nelson.
Presentation:
City Planner Andrea Roy introduced the item to the Commission, showing an exhibit of the
proposal, indicating that staffrecommends approval of this Minor Plat, with no conditions.
Walter Nelson, Walter Nelson & Associates, 1812 Carla Avenue, Arlington, TX 76014, was
present to represent this case before the Commission and answer any questions.
Discussion:
There was no discussion.
Action:
Commissioner Stewart made a motion to approve the Assured Self Storage Addition, Lot 1,
Block 1, Minor Plat, with no conditions. Commissioner McCaffrey seconded the motion;
motion carried (5-0) with Commissioners McCaffrey, Kittrell, McGahey, Dragon and Stewart
voting in favor. None opposed.
go
PUBLIC HEARING: Consider approval of Case No. S-1188R~ Pan Acean Noodle Shop
& Grill~ zoning change from C-S-1188 (Commercial-Special Use Permit-Il88) to C-S-
1188R (Commercial-Special Use Permit-Il88 Revised), to allow an additional attached
5
sign for the restaurant and private club to be located in the Coppell Crossing IV
Shopping Center at 777 S. MacArthur Blvd, at the request of Dave Gale, Gale Sign
Consultants.
Presentation:
City Planner Andrea Roy introduced the item to the Commission, showing exhibits of the
proposal, reviewing the previously approved Special Use Permit for this restaurant. She stated
that staff recommends approval of this third attached sign and read into the record the three
conditions.
The applicant was not present to represent the case before the Commission.
Discussion:
There was no discussion
Public Hearing:
Chairman McGahey opened the Public Hearing, asking for people who wanted to speak either
in favor or opposition or wanted to comment on this request to come forward. No one spoke.
Chairman McGahey closed the Public Hearing.
Action:
Commissioner Dragon made a motion to approve Case No. S-11881% Pan Acean Noodle Shop
& Grill, zoning change from C-S-1188 to C-S-1188R, subject to the following conditions:
1)
The hours of operation shall be Sunday through Saturday from 11 a.m.
to 12 p.m. (midnight).
2)
The external illumination adjacent to the retail facility shall remain on
during the hours of operation.
3)
The site shall be developed in accordance with the approved site
plan, elevations, floor plan and revised sign plan.
Commissioner Kittrell seconded the motion; motion carried (5-0) with Commissioners
McCaffrey, Kittrell, McGahey, Dragon and Stewart voting in favor. None opposed.
o
Consider approval of the Coppell Bible Fellowship~ Site Plan, to allow the development
of an approximately 20,000 square-foot church building, indicating future expansion
phases of approximately 52,750 square-feet, on 8.2 acres of property located at the
southeast corner of Sandy Lake and State Roads, at the request of Bill Ward, TGS
Architects, Inc.
Presentation:
Assistant Planning Director Marcie Diamond introduced the item to the Commission, showing
6
exhibits of the proposal, including a color board, reviewing the history of this property. After
discussing this first phase of a planned multi-phase development for the church, she stated that
staff recommends approval of this Site Plan, subject to conditions, which she read into the
record, one of which includes providing a second point of access off State Road at this time.
Bill Ward, TGS Architects, 5323 Spring Valley Road, Suite 200, Dallas, TX 75254, was
present to represent this case before the Commission and answer any questions. He explained
some architectural features of the proposed building. David Patterson, 423 Whispering Hills,
Coppell, TX, stated that because of budget constraints, they would like to postpone providing
a second access onto State Road until further phases are developed. Mike Daniel, NDM
Consulting Engineers, 8080 Park Lane, Suite 600, Dallas, TX 75231, suggested providing a
letter agreement from the church, stating that a second ingress/egress off State Road will be
provided when Sandy Lake Road is improved.
Discussion:
There was some discussion relative to building accents, coordination of worship times with the
other Fellowship Church in the general vicinity with regard to traffic congestion, the time frame
of constructing the tower, etc.
Action:
Commissioner Kittrell made a motion to approve the Coppell Bible Fellowship, Site Plan,
subject to the following conditions:
1)
Receipt of a signed letter agreement from the church, prior to the
September 10th City Council Meeting, offering to provide an access point
to State Road prior to the completion of the construction of Sandy Lake Road
to a four-lane divided thoroughfare adjacent to this site.
2)
Revise site plan sheet to indicate:
· The location of 135 parking spaces for the first phase of development.
· Proposed six-foot screening wall along the south and east property line.
· North arrow and scale.
· Verify names and correct locations of the labels of the owner's names
of abutting properties.
3)
The City's Landscape Manager's approval of the tree protection plan and
tree removal permit prior to any construction on this site.
10.
Commissioner Stewart seconded the motion; motion carried (5-0) with Commissioners
McCaffrey, Kittrell, McGahey, Dragon and Stewart voting in favor. None opposed.
Consider approval of the Coppell Bible Fellowship Addition~ Lot 1~ Block A~ Minor Plat,
to allow the development of an approximately 20,000 square-foot church building,
indicating future expansion phases of approximately 52,750-square feet on 8.2 acres of
property located at the southeast corner of Sandy Lake Road and State Road, at the
request of Bill Ward, TGS Architects, Inc.
7
Presentation:
Assistant Planning Director Marcie Diamond introduced the item to the Commission, showing
an exhibit of the proposal, which provides an approximate half-acre dedication for the
improvements to Sandy Lake Road, the fire lanes and all necessary easements. She then stated
that staff recommends approval of this Minor Plat, subject to one condition, which she read
into the record.
Mike Daniel, NDM Consulting Engineers, 8080 Park Lane, Suite 600, Dallas, TX 75231, was
present to represent this case before the Commission and answer any questions, stating
agreement with this one condition.
Discussion:
There was no discussion.
Action:
Commissioner McCaffrey made a motion to approve the Coppell Bible Fellowship Addition,
Lot 1, Block A, Minor Plat, subject to the following condition:
1)
Replatting of this property will be required when future phases are developed
to extend the fire lanes.
Commissioner Kittrell seconded the motion; motion carried (5-0) with Commissioners
McCaffrey, Kittrell, McGahey, Dragon and Stewart voting in favor. None opposed.
11.
General discussion concerning planning and zoning issues.
A. Update on Council planning agenda actions on August 13, 2002:
a. Case No. S-1145R, Siam Thai Cuisine, zoning change request from LI-S-1145
to LI-S-1145R.
b. Case No. S-1202, Gateway Business Park, No. 2, Lot 2R, Block C, zoning
change request from LI to LI-S-1202, to allow outside petroleum products
storage.
c. Gateway Business Park, No. 2, Lot IR and 2R, Block C, Replat, to increase
the size of Lot 2R by 0.303 of an acre to allow 32 additional parking spaces.
d. Text amendments to Chapter 12, Zoning, of the Code of Ordinances, to
provide a definition, regulations and districts permitted for group homes.
e. Ordinance for Case No. S-1194R, Frost Bites Italian Ice, zoning change from
PD-178R-S-1194 to PD-178R-S-1194R.
f.
Ordinance for Case No. S-1200, Deli and Health Food Bar, zoning change
request from TC to TC-S-1200.
Ordinance for text amendments to Chapter 12, Zoning, of the Code of
Ordinances to amend Section 12-42-1 Definitions, providing for a definition
of mini-warehouse (convenience storage), Section 12-31-6.20 revising parking
for mini-warehouse (convenience storage), Section 12-30-12 requiring SUP
for mini-warehouse use in the Light Industrial District, and deleting
subsection 34 of Section 12-31-6, to clarify the parking requirements for
8
general warehouse use.
Ordinance for a text amendment to Chapter 12, Zoning of the Code of
Ordinance, Section 12-34-8.(B)3. to clarify that landscape islands and trees
are not required within truck courts.
Ordinance for text amendments to Chapter 12, Zoning, of the Code of
Ordinances, Sections 12-23-0, 12-23-7 and 12-30-10 to delete Open Storage as
a use permitted by Special Use Permit in C (Commercial) districts.
Ordinance for text amendments to Chapter 12, Zoning, of the Code of
Ordinances, Sections 12-42-1, 12-31-6, 12-25-1 and 12-26-1 to provide for a
definition, parking requirements and districts permitted for an unlisted use
of a technology equipment facility.
Assistant Planning Director Marcie Diamond advised the Commission of Council's
approval of all the above-listed agenda items, mentioning that Council added a condition
to Special Use Permit-1202, Gateway Business Park, No. 2, Lot 2R, Block C, that if the
petroleum products storage is no longer needed, it shall be removed from the site.
Director's comments:
a. Update on the Old Coppell Master Plan.
Assistant Planning Director Marcie Diamond advised the Commission of three items
relating to the Old Coppell Master Plan that were discussed by Council during their work
session on August 13th: (1) residential development, (2) Bethel Road development, and
(3) commercial development along Coppell Road adjacent to the new Service Center.
She indicated that Council recommended against any residential development as
indicated on the Master Plan for Old Coppell.
With nothing further to discuss, the meeting adjourned at approximately 7:30 p.m.
Greg McGahey, Chairman
ATTEST:
Barbara Jahoda, Secretary