BM 2003-06-19 PZ Minutes of June 19, 2003
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, June 19, 2003, in the Council Chambers of Coppell Town
Center, 255 Parkway Boulevard, Coppell, Texas 75019. The following members were present:
Chairman Greg McGahey
Vice Chairman Drew Halsey
Commissioner Anna Kittrell
Commissioner Rick McCaffrey
Commissioner Ann Dragon
Commissioner Lee Foreman
Commissioner Dornell Reese, Jr.
Also present were Graduate Engineer Teresa Turner, Fire Marshal Travis Crump, Planning Director
Gary Sieb, Assistant Planning Director Marcie Diamond, and Sr. Administrative Secretary Barbara
Jahoda.
PRE-SESSION (Open to the Public)
Briefing on the Agenda.
Staffbriefed the Commission on the cases.
REGULAR SESSION (Open to the Public)
Call to Order.
Chairman McGahey called the meeting to order.
Approval of Minutes dated May 15, 2003
Commissioner Dragon made a motion to approve the minutes of May 15, 2003, as written.
Vice Chairman Halsey seconded; motion carried (7-0) with Commissioners McCaffrey, Reese,
Kittrell, McGahey, Halsey, Dragon and Foreman voting in favor. None opposed.
PUBLIC HEARING: Consider approval of Case No. PD-197, Old Coppell Townhomes,
zoning change request from HO-C (Historic Overlay-Commercial) to PD-197-HO-TH-
1/C (Planned Development-197-Historic Overlay-Townhouse-1/Commercial) with a
Concept Plan to allow the development of 21 residences, a
recreation area and commercial uses on 3.81 acres of property located along the east
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side of Coppell Road, north of Bethel Road, at the request of Kurt Jones.
Presentation:
Planning Director Gary Sieb introduced the item to the Commission, showing exhibits,
including a color board, stating that this case is being brought forward for consideration
because staff believes consistency of land use has been established between the 1996
Comprehensive Master Plan and the 2002 Old Coppell Master Plan. He reviewed the
Concept Plan, which includes two commercial 12,000 s.f. lots, 19 townhouse lots, two
detached single-family lots and a recreational area containing a pool and arbor structure. This
project would be constructed in two phases, the first containing six units, plus the pool area
and would go through a detailed site plan approval process before the start of construction.
Mr. Sieb then discussed the Landscape Plan, elevations, floor plans, proposed design elements,
etc. Mr. Sieb also explained the Noise Contour Map, stating this development lies a minimum
of 1,100' east of the established 65 Ldn contour. He added that legally, the Airport will
respond and be basically opposed to any residential development inside that 65 Ldn line. He
added that of the 31 notices sent to property owners within 200' of this proposal, two
responses of conditional favor (both citing drainage problems) were received and one response
expressing opposition. Mr. Sieb went on to state that staff recommends approval of this
concept plan, subject to eight conditions, which he read into the record.
Jason Marshall, attorney, Winstead, Sechrest & Minick, 1201 Elm Street, Dallas, TX 75270,
was present to represent this case before the Commission and answer any questions, stating
agreement to Conditions 2-8, elaborating upon the Old Coppell Master Plan and how this
development will set the stage for what will follow in the Old Coppell area, making the point
that townhouses and living units of this nature are desirable and will be critical to the success of
the Old Coppell concept, addressing Condition #1 regarding the density concern. He also
addressed the noise issue. As far as the impact on the economy, schools, etc., Mr. Marshall
stated that these small one- and two-bedroom townhomes and single-family lots are targeted
towards the "empty-nesters" or working/professional couples.
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
person spoke:
Tom Morton - 449 Dillard Lane, Coppell, TX - overall, expressed a favorable opinion
of the concept being proposed, but expressed concerns regarding parking at the rear.
Gary Sieb answered that the Old Coppell Master Plan suggested commercial uses be
placed close to the street with parking being provided at the rear. Mr. Morton also
expressed concern regarding the separation between this development and the existing
Hunter Wood subdMsion, fearing easy/uncontrolled access into their neighborhood.
Mr. Sieb stated that the people along Anderson Avenue have indMdual privacy fences
at the rear of their properties. Mr. Morton then expressed concern regarding the
maintenance of the commercial lots before their development. Who will be responsible
for them? Mr. Marshall stated that these properties will be maintained according to
City ordinance and their clean appearance will be vital to the sale of the residential lots.
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Chairman McGahey closed the public hearing.
Discussion:
Discussion followed relative to the maintenance of the commercial lots, the building materials,
styles, designs, etc. Mr. Marshall stated that along the rear property line abutting the
Anderson Avenue homes, there are significant trees and the construction of a wall/fence would
destroy them. Also, there needs to be easy access between units for fire/safety reasons. A
question was raised as to whether or not residential units were being considered above the two
commercial uses. Mr. Marshall stated that the developer is open to anything the City will
allow. If the demand is there, it would be considered. Discussion included hiring an acoustical
engineer to study a way to ensure minimum overflight noise in the residences; using special
insulation materials, incorporating the scale/roofline/design of structures to resemble those
during the 20's or before, use of stone, non-use of vinyl/aluminum clapboard siding, prohibiting
aluminum garage doors, etc. The use of "period" windows, types of mullions that would have
been incorporated into the windows back in that era, doors that would have been used back
then, tying the monument sign to blend in well with the architecture of the buildings,
fencing/screening the community pool, easement be provided to property line, etc. The
Commission stated that the Old CoppellMater Plan was designed to have a vibrant residential
base to support future small business in the area and this concept should be preserved.
Action:
Commissioner McCaffrey made a motion to recommend approval of Case No. PD-197, Old
Coppell Townhomes, zoning change request from HO-C to PD-197-HO-TH-1/C, subject to
the following conditions (eliminating the first condition relating to density):
1)
Detailed plans will be submitted for approval before any building permit is
issued, including the commercial parcels (which will require site plan approval).
2)
More detailed information regarding street furniture, signage, building addresses,
sidewalk material, etc., is submitted for staff review prior to Detailed PD
approval.
3)
A detailed plan for Phase ! must be submitted within 6 months of concept PD
approval.
4)
Developer needs to acknowledge that Phase ! development will require
dedicated street access and City approval of all street plans.
5)
The above listed concerns in the staff report--additional tree, lot #4, Block B
rear yard setback, floor plan issues, etc.-- are addressed to staff' s satisfaction.
6) Front and side yard setbacks need to specify minimum dimensions being
proposed, as well as average setbacks.
7) State minimum rear yard and garage setbacks on site plan.
Vice Chairman Halsey seconded the motion; motion carried (7-0) with Commissioners
McCaffrey, Reese, Kittrell, McGahey, Halsey, Dragon and Foreman voting in favor. None
opposed.
PUBLIC HEARING: Consider approval of Case No. PD-181R~ Bethel Road Estates~
Lot 1 Block 1, zoning change request from PD-181-SF-12 (Planned Development-181,
Single Family-12) to PD-181R (Planned Development-181, Single Family-12, Revised) to
allow for a stucco finish instead of masonry as required in Section 12-11-5 of the Zoning
Ordinance, on 0.863 of an acre of property located at 260 West Bethel Road, at the
request of The Holmes Builders of Coppell, Ltd.
Presentation:
Planning Director Gary Sieb introduced the item to the Commission, showing exhibits,
including a color board, giving a brief history of this planned development. After reviewing the
Site Plan, Elevations, Pergola Details and the Parks Department comment regarding tree
mitigation, Mr. Sieb stated that staff recommends approval of this 100% stucco request,
subject to four conditions, which he read into the record. Regarding notification within 200'
feet of this property, Mr. Sieb stated that out of 18 notices sent, no responses were returned to
the Planning Department.
Terry Holmes, 5 1 0 Country Lane, Coppell, TX, was present to represent this case before the
Commission and answer any questions, stating agreement with staff comments. When asked
about the stucco product, Mr. Holmes described the 3¼"/three-step process over 4" CMU
(Concrete Masonry Block), which extends the longevity of the product.
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:
Some discussion followed about the maintenance of stucco, the cost difference between stucco
vs. brick, etc.
Action:
Commissioner Reese made a motion to recommend approval of Case No. PD-181tL Bethel
Road Estates, Lot 1 Block 1, zoning change request from PD-181-SF-12 to PD-181R-SF-12,
to allow for a stucco finish, subject to the following conditions:
1)
2)
One curb cut will serve this and the adjacent lot to the east.
A circulation plan that allows all vehicular maneuvering on the lots
and not on Bethel Road (read: no backing into Bethel Road).
3)
Provision of a landscape plan for this lot which locates 21 caliper
inches (DBH) of trees as required in the original PD.
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4) Compliance with all other conditions of the original PD.
Commissioner Dragon seconded the motion; motion carried (7-0) with Commissioners
McCaffrey, Reese, Kittrell, McGahey, Halsey, Dragon and Foreman voting in favor. None
opposed.
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PUBLIC HEARING: Consider approval of AmberPoint Business Park~ Lots 1BR and
1C~ Block A, a request to replat Lot lB and create Lot lC, being portions of Lot lB of
the AmberPoint Addition, the Freeport North Addition, and the Hager Containers
Addition, containing 27.31 acres of property, located at the northeast corner of Royal
Lane and Northpoint Drive, at the request of Jim Gaspard, Transwestern Commercial
Services.
Presentation:
Assistant Planning Director Marcie Diamond introduced the item to the Commission, showing
exhibits, giving a brief history of this Planned Development-194. After reviewing the reasons
for the Replat, Ms. Diamond stated that staff recommends approval of this request, with no
conditions. She noted that this property will have to be replatted prior to development.
Jim Gaspard, Transwestern Commercial Services, 5001 Spring Valley Road, Suite 600W,
Dallas, TX 75244, was present to represent this case before the Commission and answer any
questions.
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 no discussion.
Action:
Commissioner Foreman made a motion to recommend approval of the AmberPoint Business
Park. Lots 1BR and lC, Block A, Replat, with no conditions. Commissioner McCaffrey
seconded the motion; motion carried (7-0) with Commissioners McCaffrey, Reese, Kittrell,
McGahey, Halsey, Dragon and Foreman voting in favor. None opposed.
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Consider approval of the Secudock Small Business Park & Storage Center~ Lot 1~ Block
A~ Minor Plat, to allow the construction of a 49,380 square-foot mini-warehouse, with a
1,900 square-foot caretakers quarters/office, and a 5,520-square foot office/warehouse on
3.751 acres of property located at the northeast corner of S.H. 121 and Northpoint
Drive, at the request of Andrew Smith, Houghton Capital Corp.
Presentation:
Assistant Planning Director Marcie Diamond introduced the item to the Commission, showing
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exhibits. After reviewing the plat, Ms. Diamond stated that staff recommends approval, subject
to three conditions, which she read into the record.
Tim Porter, Dowdey, Anderson & Associates, Inc., 5225 Village Creek Drive, Suite 200,
Plano, TX 75093, was present to represent this case before the Commission and answer any
questions, stating agreement with staff comments.
Discussion:
There was no discussion.
Action:
Commissioner McCaffi-ey made a motion to recommend approval of the Securlock Small
Business Park & Storage Center, Lot 1, Block A, Minor Plat, subject to the following
conditions:
1) Additional City easements may be required when final engineering is completed.
2) Oncor easements may need to be provided.
3)
Driveways and any additional easements will need to be reviewed and approved
by TxDot.
Commissioner Foreman seconded the motion; motion carried (7-0) with Commissioners
McCaffrey, Reese, Kittrell, McGahey, Halsey, Dragon and Foreman voting in favor. None
opposed.
CONTINUATION OF PUBLIC HEARING: A Planning and Zoning Commission
initiated Public Hearing to consider approval of an amendment to the Land Use Plan of
the 1996 Comprehensive Master Plan from Neighborhood Retail to Residential Low
Density, and consider approval of Case No. ZC-612.1(CH), zoning change from C
(Commercial) to SF-12 (Single Family-12) on approximately 14.6 acres of property
located on property north of Bethel, west of Denton Tap Roads.
Presentation:
Assistant Planning Director Marcie Diamond introduced the item to the Commission, showing
exhibits, reviewing past discussions of this case, stating the reasoning behind this City-initiated
change in both the 1996 Comprehensive Master Plan and rezoning to single-family. She stated
that staff recommends approval of these two requests. Ms. Diamond then advised the
Commission that of the 30 notices sent to property owners within 200', one favorable response
and one negative response were received by the Planning Department, adding that numerous
favorable reactions were expressed over the phone in response to the zoning change sign that
was placed on the property.
Continuation of Public Hearing:
Since this Public Hearing was held open since the April Planning and Zoning Commission
meeting, Chairman McGahey asked for people who wanted to speak either in favor or
opposition or wanted to comment on this request to come forward. The following person
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spoke:
Carol Alexander Vesey, 6034 Steamboat, Dallas, TX 75230 - spoke on behalf of her
mother and the Alexander Investment Trust. She proceeded to give detailed history of
Coppell, when the population was 250 in 1945. She explained that her mother's will is
set up in such a way that nothing will happen on this property until her demise. Mrs.
Vesey stated that it would make things emotionally easier for her Mom if the zoning
remains C (Commercial) until such time as development can occur, indicating her
personal preference for Single Family-9 zoning and stating that the Trust will develop
this property in a fashion that's best for the community.
Chairman McGahey closed the public hearing.
Discussion:
A question was posed as to the reasoning behind these City-initiated changes. Ms. Diamond
answered that at this time and because this area is surrounded on three sides by residential
development, staff feels this property would be more appropriate for single-family residential
development than commercial Gary Sieb also stated that this property is too deep for
commercial development, abuts Grapevine Creek and has many beautiful trees. His
recommendation would be that the Land Use Plan of the 1996 Comprehensive Master Plan be
revised to reflect low-density residential use and accommodate Mrs. Vesey's desire to retain
commercial zoning on this property until development can occur.
Action:
Commissioner Dragon made a motion to recommend approval of an amendment to the Land
Use Plan of the 1996 Comprehensive Master Plan from Neighborhood Retail to Residential
Low Density, and denial of Case No. ZC-612.1(CH), zoning change from C to SF-12.
Commissioner Kittrell seconded the motion; motion carried (7-0) with Commissioners
McCaffrey, Reese, Kittrell, McGahey, Halsey, Dragon and Foreman voting in favor. None
opposed.
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CONTINUATION OF PUBLIC HEARING: A Planning and Zoning Commission
initiated Public Hearing to consider approval of an amendment to the Land Use Plan of
the 1996 Comprehensive Master Plan from Light Industrial/Showroom and
Public/Institutional to Freeway Commercial, and consider approval of Case No. ZC-
613(CH), zoning change from LI (Light Industrial) and R (Retail) to HC (Highway
Commercial) on approximately 114.7 acres of property located south of S.H.
between Business S.H. 121 and Magnolia Park.
121,
Presentation:
Assistant Planning Director Marcie Diamond introduced the item to the Commission, showing
exhibits of the proposal, reviewing past discussions of this case, reminding the Commission that
in the original request in April, an amendment to the Land Use Plan of the 1996
Comprehensive Master Plan and a zoning change from Light Industrial and Retail to Highway
Commercial on all 114.7 acres were proposed. Since that time and with residential
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10.
neighborhood input, staff has revised its recommendation to the following: rezone only the
91.5 acres of Light Industrial to Highway Commercial, retaining the retail zoning classification
on the 23.2-acre tract to the east, abutting the Magnolia Park subdivision. She mentioned that
of the four property owners involved in these changes, two were in favor; two were opposed.
Continuation of Public Hearing:
Since the Public Hearing was held open from the April and May Planning and Zoning
Commission meetings, at the request of one of the owners, Robert B. Payne, Chairman
McGahey asked 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 no discussion.
Action:
Commissioner Foreman made a motion to recommend approval of an amendment to the Land
Use Plan of the 1996 Comprehensive Master Plan from Light Industrial/Showroom and
Public/Institutional to Freeway Commercial on 114.7 acres of property, and recommended
approval of Case No. ZC-613(CH), zoning change from LI to HC on approximately 91.5 acres
of property, retaining retail zoning on the eastern 23.2 acres. Commissioner McCaffrey
seconded the motion; motion carried (7-0) with Commissioners McCaffrey, Reese, Kittrell,
McGahey, Halsey, Dragon and Foreman voting in favor. None opposed.
General discussion concerning planning and zoning issues.
A. Update on Council planning agenda actions on June 10, 2003, 2003:
a. Case No. S-1195B, Voice Stream, zoning change request from TC to TC-
S-1195B to allow the replacement of an existing 70-foot light pole with an
80-foot light pole, including the placement of 3 flush-mounted
telecommunication antennae and equipment building on property located in
Andrew Brown Park Central.
b. Nash Manor, Lot 2R, Block A, Replat, being a replat of Lots 2 and 3,
Block A, into one lot to allow for the construction of a home and a water
feature.
c. Coppell Commerce Center, Lot 1R, Block 3, Site Plan, to allow the
construction of an approximate 106,000 square-foot office/warehouse
building at the southeast corner of Burns and Freeport Parkway.
d. Revised Coppell Commerce Center, Lot 1R, Block 3, Replat.
e. Amendment to the Land Use Plan of the 1996 Comprehensive Master
Plan from Light Industrial/Showroom to Freeway Commercial, and
approval of Case No. ZC-614(CH), zoning change from LI to HC on
approximately 36.11 acres of property located north of S.H. 121, between
Business S.H. 121 and Coppell Greens.
f. Case No. ZC-608R(CH), zoning change from C to SF-9 on approximately
11 acres of property located south of Sandy Lake; west of Denton Tap
Roads.
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Amendment to the Land Use Plan of the 1996 Comprehensive Master
Plan from Regional Retail and Light Industrial/Showroom to Freeway
Commercial, and approval of Case No. ZC-611 (CH), zoning change from
LI to HC on approximately 56.5 acres of property located east of S.H 121
north and south of Sandy Lake Road.
Amendment to the Land Use Plan of the 1996 Comprehensive Master
Plan from Light Industrial/Showroom to Mixed Use, and consider
approval of Case No. ZC-615(CH), zoning change from LI to HC on
approximately 35 acres of property located east of MacArthur, south of
Lake Vista Drive.
One-year extension to the expiration date of the Site Plan for Town Center
Addition, Lot 2, Block 3, to allow the development of an approximately
12,975 square-foot retail/office building on 1.7 acres of property located
along the east side of Denton Tap Road, approximately 475 feet south of
Parkway Boulevard.
Ordinance changing the street name of State Road to Freeport Parkway
between Ruby and Sandy Lake Roads, effective January 1, 2005.
Planning Director Gary Sieb advised the Commission of Council's approval of
items a through d and g through j above, noting that Item e, the Public Hearing
on the Land Use Plan amendment and consideration of Case No. ZC-614(CH),
was held open and continued to Council's July 8th meeting, at the request of
Robert Payne, one of the property owners. Item f, Case No. 608R(CH), was
denied.
Director's comments:
a. Reminder for those Commissioners whose terms expire September 30th
that the deadline to reapply is 5 p.m. July 30th.
Mr. Sieb reminded those Commissioners reapplying for the Planning Commission
that they need to submit applications to the City Secretary Department by 5 p.m.,
July 30th.
With nothing further to discuss, the meeting adjourned at approximately 8:10 p.m.
Greg McGahey, Chairman
ATTEST:
Barbara Jahoda, Secretary