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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