BM 2005-02-17 PZ Minutes of February 17, 2005
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, February 17, 2005, in the Council Chambers of
Coppell Town Center, 255 Parkway Boulevard, Coppell, Texas 75019. The following members
were present:
Chairman Lee Foreman
Vice Chairman Anna Kittrell
Commissioner Dornell Reese, Jr.
Commissioner Mark Borchgardt
Commissioner Paul Milosevich
Also present were Director of Engineering/PW Ken Griffin, Graduate Engineer Charlene
LaMattina, Planning Director Gary Sieb, Assistant Planning Director Marcie Diamond, City
Planner Matt Steer and Secretary Barbara Jahoda. Commissioners Rick McCaffrey and Matt
Hall were absent.
PRE-SESSION (Open to the Public)
Briefing on the Agenda.
Staff briefed the Commission on the cases.
REGULAR SESSION (Open to the Public)
Call to Order.
Chairman Foreman called the meeting to order.
Approval of Minutes dated December 16, 2004.
Commissioner Reese made a motion to approve the minutes of December 16, 2004, as
written. Commissioner Borchgardt seconded; motion carried (5-0) with Commissioners
Borchgardt, Foreman, Milosevich, Kittrell and Reese voting in favor. None opposed.
(There was no meeting in January.)
PUBLIC HEARING: Consider approval of Case No. ZC-617(CH) to change the zoning
from HO-C (Historic Overlay-Commercial); HO-C-S-1125R (Historic Overlay-
Commercial-Special Use Permit-1125 Revised); HO-R (Historic Overlay-Retail); HO-SF-7
(Historic Overlay-Single Family-7); HO-SF-12 (Historic Overlay-Single Family-12); HO-LI
(Historic Overlay-Light Industrial); PD- 119-HO-SF-9 (Planned Development- 119-Historic
Overlay-Single Family-9); PD-108-HO-LI (Planned Development-108-Historic Overlay-
Light Industrial); PD-188-HO-C (Planned Development-188-Historic Overlay-
Commercial); PD- 197-HO-TH- 1/C (Planned Development- 197-Historic Overlay
Townhome-1/Commercial), and PD-206-HO-R (Planned Development-206-Historic
Overlay-Retail) to the proposed zoning district H (Historic), replacing the Historic Overlay
district, to adopt specific uses and development regulations for a Historic district, while
retaining the development conditions of the existing Planned Developments and Special Use
Permits, and to attach Design Guidelines as an appendix to the Zoning Ordinance.
Presentation:
Planning Director Gary Sieb gave a brief history of the steps leading up to the creation of the
Old CoppellMaster Plan, i.e., meetings with a planning consultant, citizens and interested
parties, who had interest in preserving the heritage of the Old Coppell area, etc., which
ultimately lead to Council's 2002 acceptance of the Plan. The Old Coppell Master Plan
serves as a guide for new development in this special 100+ acre area of the City. He then
advised the Commission of recent development activity in this area. Mr. Sieb stated that
notices were sent to property owners in and within 200 feet of the proposed district, advising
them of the proposed zoning change, noted that staff has answered numerous questions from
telephone callers and stated that these guidelines were discussed, with positive feedback, at a
public meeting held on January 13th. He then turned the presentation over to City Planner
Matt Steer for more detailed information concerning the proposed Design Guidelines and
Zoning Ordinance amendment.
Mr. Steer showed exhibits, explaining that the purpose of this rezoning from HO (Historic
Overlay) to a H (Historic) district is to preserve and enhance the historic architectural and
aesthetic features of the area, to ensure compatibility with new construction and to promote
pedestrian activity by providing areas for shopping, working, dining and recreation. He then
reviewed the elements included within the Design Guidelines and proposed Historic district;
i.e., Permitted Uses, New Construction, Accessory Structures, Demolition, Moving
Buildings, Non-Historic Buildings, On-Site Requirements for New Construction, Additions
and Renovations, and Appendices A-F, explaining that some new targeted uses that would
be permitted in this area include an Artisan's Workshop, parks and open space. Special Use
Permits will be necessary for office, retail or commercial buildings with residential on the
second floor or at the back, and any building footprint which exceeds 5,000-square feet, as
well as other various uses. Mr. Steer stated that the Old Coppell Townhomes development,
currently under construction in the area, complies with the Guidelines in that the prominent
architectural features included in the construction include several roof-line changes, use of
dormers, gabled roofs, front porches, etc. Mr. Steer mentioned that 199 notices were sent to
affected property owners, one response being returned in opposition, one advising
indecision and four indicating a favorable opinion. He then stated that staff recommends
approval of changing the Historic Overlay zoning classification to a Historic district for this
100+ acre area of Old Coppell, retaining all Planned Development and Special Use Permit
conditions, and attaching the Design Guidelines and appendices to it.
Public Hearing:
Chairman Foreman 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. He
stated that this was not the forum to discuss the proposed improvements to Bethel and
Coppell Roads, which have had their own public meetings, but that it is proper to discuss the
proposed zoning district and attached design criteria. The following people spoke:
Joe Shirley, 582 Villawood Lane, Coppell, TX - owner and operator of the barber
shop at 460 W. Bethel Road. He asked for clarification regarding setbacks,
particularly as they relate to corner lots, lack of adequate parking, the provision that
additions need to be smaller than original structures, etc. Gary Sieb interjected that
an owner could request a variance from the Board of Adjustment regarding the
Guidelines and how they relate to individual properties and suggested that an owner
could also request a Planned Development when expanding so that modifications
regarding setbacks, etc., could be addressed. Mr. Sieb also suggested that the
Commission consider amending the Guidelines and Zoning Ordinance amendment
to include the word "generally" to the Additions section, thereby allowing a larger
addition than the main structure, if so desired. Mr. Shirley stressed that adequate
parking for this area is a key factor to the success of the Historic district.
Ken Griffin, Director of Engineering/PW, addressed the 2006 time line for
improvements to Bethel Road, which is predicated on obtaining a permit from the
Army Corps of Engineers for reconstruction of the channel on Loch Lane, after
which right-of-way acquisition can be rescheduled. He addressed aesthetic additions
of pedestrian-scaled street lighting, turn-of-the-century traffic lights, three bridge
structures, addition of sidewalks and on-street parking, which will provide 20-25
additional spaces. He added that these are not meant to replace existing parking lots,
if they are removed. Mr. Griffin added that he was unaware of any proposed off-site
parking lots. He stated that another public meeting would be held for citizens and
business owners as soon as a permit is obtained from the Corps and a firmer time
line can be established.
Jay Khorrami, 449 Bethel Road, Coppell, TX - owner and operator of the Coppell
Deli questioned the current commercial zoning for the two lots which front Coppell
Road belonging to the Old Coppell Townhome project and questioned the necessity
of additional retail/commercial uses as is recommended by the Plan. His opinion is
that these lots, along with the six vacant acres, which he owns, should be residential
in nature, there-by permitting more people to live in the area. Commissioner
Milosevich voiced his agreement regarding the extension of residential zoning. Mr.
Sieb reminded the Commission that it needs to consider the rezoning with regard to
the Historic Overlay area and not change the land use portion of the Old Coppell
Master Plan.
Ann Dragon, 305 W. Bethel Road, Coppell, TX - questioned whether or not
office/retail/commercial buildings along Coppell Road could be used entirely for this
purpose or whether they would be required to house residential on the second floor
or rear. Mr. Steer stated that it could be either. Ms. Dragon also questioned parking
regulations, including required landscaping, for this area. Mr. Steer stated that
concessions could be made within the Historic district with regard to the perimeter
and non-vehicular landscaping areas.
Steve Bauer, 261 Rosemount Ct., Coppell, TX - lives in The Reserve and
questioned who would be developing this Old Coppell historic area. Chairman
Foreman stated that it would be private developers, with the exception of the Senior
Center and perhaps, someday, a Community Center, which would be City funded.
In addition, he mentioned that the City is also funding the street improvements,
bridges, lights, street benches, etc. Mr. Bauer asked if Park Lane would be extended
and the answer was no, Park Lane will not be extended, although there will be a trail
going down Park Lane (The Concept Plan shows there'll be a "trail" system to
allow limited vehicular traffic).
Chairman Foreman closed the public hearing.
Discussion:
There was discussion regarding the necessity for Commission and Council approval for Site
Plans for new construction in the proposed Historic area, after the implementation of the
Design Guidelines/zoning regulations. It was suggested that staff be allowed to exercise
administrative approval for this area. There was also considerable concern regarding lack of
adequate parking. Mr. Sieb reminded the Commission that when the concept Plan was
developed, it was determined that parking would be provided at the rear of the businesses
and be determined by the square footage and use of the building. Commissioner Milosevich
expressed a desire to address the corner-lot setback issue in the Ordinance. He stated
agreement with the Guidelines and rezoning, but because Historic district owners would
have to go through the time and expense of hearings before both the Planning Commission
and Council with regard to Site Plan proposals, etc., and not have an opportunity to get
administrative approval by staff, he would have to vote against the rezoning, Design
Guidelines and appendices. Commissioner Reese disagreed with Commissioner Milosevich
and stated that it's time to move forward and establish guidelines and objectives for the
development of this special area of Coppell.
Action:
Vice Chairman Kittrell made a motion to recommend approval of Case No. ZC-617(CH),
zoning change from HO to H, preserving the development conditions placed upon
Planned Developments and Special Use Permits, and attaching Design Guidelines as an
appendix to the Zoning Ordinance, subject to the following changes being made:
1)
In the Design Guidelines and proposed Ordinance, the word "generally" being
added to page 8, as follows:
B. Additions (#2 to read as follows):
2. Generally, additions should be secondary (subordinate) to the
original structure in scale, design and placement.
2)
In Article 28A "H" HISTORIC DISTRICT:
Sec. 12-28A-5. Standards of construction. (Page 6 of 8):
16. Additions
(B) Generally, shall be secondary (subordinate) to the original
structure in scale, design and placement.
Commissioner Reese seconded the motion; motion carried (4-1) with Commissioners
Borchgardt, Foreman, Kittrell and Reese voting in favor. Commissioner Milosevich
opposed.
General discussion concerning planning and zoning issues.
A. Update on Council planning agenda actions on January 11 and
February 8, 2005:
a. Case No. PD-209-C, TownOaks Centre, zoning change request from C
to PD-209-C to allow variances to the City's Sign Ordinance regarding
two monument signs and attached signage at 120 S. Denton Tap Road,
located at the southeast corner of Denton Tap and Sandy Lake Roads.
b. Case No. PD-163R4-SF-9, Windsor Estates, zoning change request
PD-163R4-SF-9 (Planned Development 163-Revision 4-Single
Family-9) to revise the fence line from 25' to 15' along DeForest Road
to allow for a four-foot tall wrought iron fence on a 16-inch tall
retaining wall on Lot 1, Block B (612 St. James).
c. Windsor Estates, Lot 1, Block B, Replat, to revise the fence line from
25' to 15' along DeForest Road to allow for a four-foot tall wrought
iron fence on a 16-inch tall retaining wall on Lot 1, Block B (612 St.
James).
d. Ordinance for Case No. PD-208-LI, Coppell Trade Center, zoning
change from LI to PD-208-LI to approve a Concept Plan to allow the
construction of approximately 645,000-square-feet of office warehouse
uses on 40.6 acres of property, and approval of a Detail Plan for Phase 1
on 12.87 acres of property, containing a 195,845-square-foot building
located along the north side of Sandy Lake Road, between Northpoint
Drive (extended) and the extension of Freeport Parkway.
Regarding Item a, above, Planning Director Gary Sieb informed the
Commission of changes in conditions as follows:
Attached Signs:
Approval of a 150-square-foot attached sign (vs. the Commission's
recommendation of a l l6-square-foot attached sign) for Express Fitness,
installed at the angle, as shown, with white letters being individually
mounted to black metal plate, with two horizontal red stripes, and denial of
the second tenant sign.
Monument Signs:
1) Approval of two externally-lit (vs. two internally-lit) monument signs
along Denton Tap and Sandy Lake Roads with bronze name plates, all
being the same height. Longer sign plates for tenants exceeding
15,000-square feet shall be allowed. Lettering shall be a minimum of
6-inches in height; font and color shall be identical for all tenants.
2)
The monument signs shall be a total of 63-square feet, with the
additional 3-square feet being limited to the architectural accents. The
sign along Denton Tap Road shall be set back 2 feet (vs. 15 feet) from
With nothing further
the property line and the monument sign along Sandy Lake Road shall
be set back as far as possible from the property line, within the existing
island.
Revised Elevations:
1) Approval of revised elevations, as resubmitted to the Planning
Commission on December 16th.
Regarding Items b and c, Council approved as recommended by the
Commission. Item d related to an Ordinance for an approved rezoning for
the Coppell Trade Center along the north side of Sandy Lake Road.
Director' s comments:
a. Application of color board exhibit to constructed building.
After a recent discussion with Chairman Foreman, Mr. Sieb passed around a
color board of the Dexas property located at the northwest corner of
Creekview Drive and Royal Lane. He then showed pictures of the actual
building and compared differences between the two exhibits. Chairman
Foreman questioned the lack of articulation to break up the long faCade of
the building. Mr. Sieb answered that the building complies with the
recommendations of the Commission and Council, with the exception of the
elevation for the entryway, which originally showed optional windows.
Mr. Sieb asked that all Board and Commission surveys be returned to the
Manager's office as soon as possible.
to discuss, the meeting adjourned at approximately 8:30 p.m.
Lee Foreman, Chairman
ATTEST:
Barbara Jahoda, Secretary