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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 1 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. 2 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. 4 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. o 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. o 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 5 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 6 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. o 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 7 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. 8 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