BM 2006-01-19 PZ Minutes of January 19, 2006
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, January 19, 2006, in the Council Chambers of Coppell
Town Center, 255 Parkway Boulevard. Coppell, Texas 75019. The following members were
present:
Commissioner
Commissioner
Commissioner
Commissioner
Commissioner
Commissioner
Commissioner
Lee Foreman
Anna Kittrell
Rick McCaffrey
Mark Borchgardt
Dornell Reese, Jr.
Matt Hall
Edmund Haas
Also present were Interim Fire Chief Tim Oates, Civil Engineer, Keith Marvin, Graduate
Engineer Charlene LaMattina, Assistant Planning Director Marcie Diamond, City Planner Matt
Steer and Secretary Barbara Jahoda.
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 Special-called meeting minutes dated December 5, 2005.
Commissioner Haas suggested a change to the minutes regarding Item 5 (page 5), adding
the words "and to allow the ability to refine the location of land uses" to the end of the
second sentence of Paragraph 2 (see Exhibit A). He then moved to recommend approval
of the minutes of the Special-called meeting of December 5, 2005, as revised.
Commissioner Hall seconded; motion carried (7-0) with Commissioners Borchgardt,
Hall, McCaffrey, Foreman, Haas, Kittrell and Reese voting in favor; none opposed.
PUBLIC HEARING: Consider approval of Case No. S-1232-C~ Value Place Hotel,
zoning change request from LI and C (Light Industrial and Commercial) to S-1232-C
(Special Use Permit-1232-Commercial), to allow the construction of a four-story,
limited service/extended stay hotel, with 121 studio rooms, on 2.076 acres of property
located at the northeast corner of S.H. 121 and Northpoint Drive, at the request of
Chuck McKinney, Jones & Boyd, Inc.
Presentation:
Assistant Planning Director Marcie Diamond introduced the item to the Commission
showing exhibits, including a color board, and described the Floor Plan, Site Plan,
Landscape Plan, Elevations and Sign package. Since the applicant's marketing materials
define this extended-stay facility as a short-term residential product (hybrid
apartment/hotel) with a full-size refrigerator/freezer, microwave oven and two-burner
stove in each unit, she stated that staff based its evaluation of this project as being,
basically, a residential use. She expressed staff concerns regarding the use's insufficient
on-site parking, potential overflow parking along nearby streets, the fact that this facility
is incompatible with the Comprehensive Plan, inappropriateness with its being under the
D/FW flight path, its close proximity to S.H. 121 and the fact that when S.H. 121 is
improved/widened, an undetermined amount of footage for right-of-way may be needed
to be dedicated hence making this site even tighter, nonconforming signage issues, etc.
Ms. Diamond then mentioned the potential impact on C.I.S.D., referencing a statement
made by a neighboring community with extended-stay hotels. After advising the
Commission that staff recommends denial of this rezoning, Ms. Diamond mentioned that
three notices were sent to property owners within 200' of this request and no responses,
either in favor or opposition, were returned to the Planning Department.
Chuck McKinney, Jones and Boyd, Inc., 17090 Dallas Parkway, #200, Dallas, TX 75248
and Rich Martin, Vice President, Quanah Properties, LP, 16610 Dallas Parkway, Suite
1300, Dallas, TX 75248, were present to represent this case before the Commission and
answer any questions. Mr. McKinney took exception with staff' s interpretation that this
be considered a residential use vs. a hotel use and addressed the right-of-way issue
regarding S.H. 121. Mr. Martin gave a lengthy rebuttal of staff's concerns and
interpretation of "apartment"; discussed the site, saying that it's not large enough for a
full-service hotel and promoted this project, stating that this hotel will be rented on a
weekly basis and may spur the development of restaurants in this area. He stated that
they would revise their signs to comply with Coppell's Sign Ordinance. He said that
Quanah is targeting the "hot" hospitality market in Grapevine, and feels that this hybrid
apartment/hotel can do very well in the present climate. He continued by projecting tax
revenue and stated that this project will have little or no impact on the school system,
emphasizing that each room is only 300-square feet.
Discussion:
There was some discussion regarding the ownership status of the property, whether or not
the project would have an on-site property manager, necessity for adequate on-site parking
to prevent spill-over onto Northpoint Drive, the definition of "out-of-town" clients,
occupancy rates of like services in surrounding communities, etc.
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. No one
spoke.
Chairman Foreman closed the public hearing.
Additional discussion followed regarding whether or not Quanah Properties develops
traditional hotels with dining area, conference rooms, etc. Mr. Martin replied that no,
Quanah deals with smaller properties for which Value Place is suited. Discussion continued
regarding more desirable and beneficial uses of this property; i.e., a nice restaurant to service
the industrial area and upcoming community college campus, a small commerce center, etc.;
insufficient parking issue, traffic and related noise issues regarding of S.H. 121 and its future
improvements, signage issue, this being an incompatible use for the area, size of project,
access for ingress/egress along S.H. 121, etc.
Mr. Martin offered a compromise, suggesting tabling this project so that they could perhaps
offer a smaller footprint of the building, thereby making the site available for an additional
30-40 parking spaces. Ms. Diamond stated that staff will hold firm on its interpretation of
usage and even at lower density and additional parking, it cannot support this request.
Chairman Foreman suggested that no fees be assessed if the applicant chose to resubmit to
the Commission.
Action:
Vice Chairman Kittrell made a motion to deny, without prejudice, Case No. S-1232-C,
Value Place Hotel, zoning change request from L! and C to S-1232-C, and recommended
that if the project is resubmitted for consideration, fees be waived. Commissioner Haas
seconded; motion carried 6-1 with Commissioners Borchgardt, Hall, McCaffrey, Haas,
Kittrell and Reese voting in favor of denial. Chairman Foreman opposed.
Consider approval of the Securlock Small Business Park~ Lot 2~ Block A~ Minor Plat,
to allow the construction of a four-story, limited service/extended stay hotel, with 121
studio rooms, on 2.076 acres of property located at the northeast corner of S.H. 121
and Northpoint Drive, at the request of Chuck McKinney, Jones & Boyd, Inc.
Presentation:
Assistant Planning Director Marcie Diamond introduced the item to the Commission,
that since proper zoning was not in place, this Minor Plat must be denied.
stating
Discussion:
There was no discussion.
Action:
Commissioner Reese made a motion to deny the Securlock Small Business Park, Lot 2,
Block A, Minor Plat; Commissioner McCaffrey seconded, motion carried (7-0) with
Commissioners Borchgardt, Hall, McCaffrey, Foreman, Haas, Kittrell and Reese voting
in favor of denial.
A ten-minute break was observed.
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PUBLIC HEARING: Consider approval of Case No. PD-212-LL Freeport North~
northern portion of Lot 1~ Block 1~ (CitiFinancial), zoning change request from LI
(Light Industrial) to PD-212-LI (Planned Development-212-Light Industrial), to
amend the approved Site Plan to allow an expansion to the off-street parking areas; to
allow deficits in parking and landscaping and to allow additional site modifications on
12.28 acres of property located at 1111 Northpoint Drive (southwest corner of
Northpoint Drive and Royal Lane), at the request of Chad Jackson, Pacheco Koch
Consulting Engineers.
Presentation:
Assistant Planning Director Marcie Diamond introduced the item to the Commission,
showing exhibits, reviewing the originally approved 1998 Site Plan, which showed a
building with 30% office space and 70% warehouse space, with more than the required
parking on-site. Since that time, a significant number of employees have been added to the
workforce and revisions to the Site Plan have been made; i.e., the loading area along the
south side of the building has been striped for 180 parking spaces to serve this increased
number of employees without provision for the required landscaping. This deficiency in
landscaping needs to be brought into compliance. Ms. Diamond then mentioned that the
applicant is requesting this Planned Development classification so as to be able to request a
variance to the landscaping requirement. The applicant is also requesting an additional 35
parking spaces along the western property line, which parallels the existing 10' TU Electric
easement. The existing over-story 6-8-caliper-inch trees would have to be relocated into this
easement, which may not be allowed by TU Electric. Historically, TU Electric only allows
smaller ornamental trees, which do not interfere with overhead lines in their rights-of-way.
She then reviewed moving the generator and screening wall, addition of a patio area, etc. Of
major concern to staff is the fact that, at capacity, CitiFinancial will employ 1,085 people
and with the approval of this request would only provide 821 parking spaces, thereby
creating a 24% parking deficiency on-site. Ms. Diamond went on to say that staff
recommends approval of four elements of this request and denial of the deficient parking
request, which she read into the record.
Jeff Turner, Vice President, Duke Realty Corporation, 5495 Beltline Road, Suite 360,
Dallas, TX 75254, and Chad Jackson, Pacheco Koch Consulting Engineers, 8350 N.
Central Expressway, #100, Dallas, TX 75206, were present to represent this case before
the Commission and answer any questions. Mr. Turner defended the variances made to
the original approved Site Plan and present request regarding parking areas, etc., stating
that every effort should be exerted to keep this valuable tenant, who has signed up for an
additional four years, in the City. Mr. Jackson stated that the trees inside the TU Electric
easement on the Landscape Plan were shown in error. According to the Landscape
Architect, they can be placed on the outside of the easement because there's room
between the proposed back of curb and the easement. Re-grading should not adversely
affect the trees. Therefore, there should be no issues with TU Electric.
Discussion:
There was a question regarding the possibility of parking amongst the trees vs. having to
move them. Ms. Diamond stated that because of the topography and drainage issues, this
probably could not be accomplished. To help this parking deficit, a parking agreement was
suggested between CitiFinancial and the property owned by Duke to the south. Mr. Turner
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agreed that this is a good idea but stated that if this building were ever sold, a parking
agreement would be a hindrance. Mr. Turner offered to add more trees in the landscape
buffer between this property and their building to the south in lieu of adding parking islands
and trees to the striped parking area. A parking demand study was encouraged before this
case goes go Council for consideration. It was the consensus that approving a 24% deficit in
parking would create a precedent and send the wrong message to other sites in the City of
Coppell.
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. No one
spoke.
Chairman Foreman closed the public hearing.
Action:
Commissioner Hall made a motion to recommend Case No. PD-212-LI, Freeport North,
northern portion of Lot 1, Block 1, (CitiFinancial), zoning change request from L! to PD-
212-L! to Council as follows:
1)
APPROVAL of the parking spaces in the former loading area, subject to the
area being brought into compliance with either Section 12-34-8(A) (areas
exempt from landscaping) or provision of the required landscaping.
2)
APPROVAL of the provision of the 35 parking spaces along the western
property line, subject to confirmation from TU Electric Delivery Company,
allowing for the relocation of the 12 Cedar Elm trees into their easement.
3)
APPROVAL of the relocation of the generator, subject to the submission of
elevations of the screening wall and assurance that the wall will match the
existing building.
4)
APPROVAL of the patio area, subject to specification of the location of the
relocated tree.
5)
DENIAL of the variance to the parking requirements, to allow a 264-
parking space deficit.
Commissioner McCaffrey seconded the motion; motion carried (7-0) with
Commissioners Borchgardt, Hall, McCaffrey, Foreman, Haas, Kittrell and Reese voting
in favor. None opposed.
Consider approval of the Coppell Town Center Addition~ Lot 1~ Block 1~ (Justice
Center) Site Plan Amendment, to allow a 4,028-square-foot expansion to the existing
Justice Center and a revised parking layout located at 130 Town Center Boulevard, at
the request of Stuart Everett, Brinkley Sargent Architects.
Presentation:
City Planner Matt Steer introduced the item to the Commission, showing exhibits. After
discussing the Site Plan, Landscape Plan, Elevations and revised parking and dumpster
location proposal and stating that all materials would match those on the present building, he
stated that staff recommends approval of this request, subject to 12 conditions, which he
read into the record.
Stuart Everett and Gary Beaman, Brinkley Sargent Architects, 5000 Quorum Drive, Suite
600, Dallas, TX 75254, were present to represent this case before the Commission and
answer any questions. Mr. Everett stated agreement with staff conditions. Mr. Beaman
referred to the revised parking proposal, pointing out that there's an existing fire lane that
has a hammerhead turn-around. In order to comply with the change of parking space, the
top of the hammerhead would be lost, which necessitates a plat change. This meets with
the approval of the Fire Marshal. Mr. Steer stated that this revision will be submitted as
an Amending Plat for Administrative Approval and will not be brought forward to the
Planning Commission or City Council.
Discussion:
There was no discussion.
Action:
Commissioner Hall made a motion to recommend approval of the Coppell Town Center
Addition, Lot 1, Block 1, (Justice Center) Site Plan Amendment, subject to the following
conditions:
1)
Contact Larry Redick at (972) 323-8917 to discuss electrical requirements and
potential conflict with existing TXU Electric Delivery facilities.
2) Reflect the most recent proposed parking configuration on all plans.
3) Review parking information on chart and revise according to plan.
4) Include all existing and proposed easements with dimensions on Site Plan.
5)
Continue to coordinate all plans with the Parks and Recreation Department,
as they are responsible for the Plaza Project surrounding this site.
6) Modify Landscape Plan to reflect all changes made to the Site Plan.
7)
Include a tree at the end of each parking row if there is adequate area for tree
survival.
8)
Change the trees labeled as "3 Live Oak" to "3 Chinese Pistache", as indicated
on the Plant Chart.
9)
Revise landscaping on the east side of the building, and ensure it will not
interfere with security cameras.
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10)
On Tree Survey, indicate that the 9" Oak will be relocated to the end of the
parking row.
11) Reduce Crape Myrtle size from 65-gallon to 30-gallon.
12) Comply with Engineering comment sheet.
Commissioner Borchgardt seconded the motion; motion carried (7-0) with
Commissioners Borchgardt, Hall, McCaffrey, Foreman, Haas, Kittrell and Reese voting
in favor; none opposed.
Consider approval of the Coppell Town Center Addition~ Lot 1~ Block 1~ (Fire Station
No. 3) Site Plan Amendment, to allow a 3,546-square-foot expansion to the existing
Fire Station located at 133 Parkway Boulevard, at the request of Randall Daniel,
Brinkley Sargent Architects.
Presentation:
City Planner Matt Steer introduced the item to the Commission, showing exhibits of the
state-of-the art Conference/Training facility. After discussing this proposal, including the
proposed parking, he stated that all materials would match those on the present building.
He then stated that staff recommends approval of this Site Plan Amendment, subject to
nine conditions, which he read into the record.
Randall Daniel and Gary Beaman, Brinkley Sargent Architects, 5000 Quorum Drive,
Suite 600, Dallas, TX 75254, were present to represent this case before the Commission
and answer any questions. Mr. Daniel stated agreement with staff conditions.
Discussion:
There was no discussion.
Action:
Commissioner McCaffrey made a motion to recommend approval of the Coppell Town
Center Addition, Lot 1, Block 1, (Fire Station No. 3) Site Plan Amendment, subject to the
following conditions:
1)
Contact Larry Redick at (972) 323-8917 to discuss electrical requirements
and potential conflict with existing TXU Electric Delivery facilities.
2) Reflect the most recent proposed parking configuration on all plans.
3) Review parking information on chart and revise according to plan.
4) Include all existing and proposed easements with dimensions on the Site Plan.
5)
Continue to coordinate all plans with the Parks and Recreation Department, as
they are responsible for the Plaza project surrounding this site.
6)
Modify all plans to reflect all changes made to the Site Plan.
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7)
Include a tree at the end of each parking row if there is adequate area for tree
survival.
8)
Note that the Parks Department will transplant Cedar Elms currently depicted
as "to be removed."
9) Comply with Engineering comment sheet.
Commissioner Haas seconded the motion; motion carried (7-0) with Commissioners
Borchgardt, Hall, McCaffrey, Foreman, Haas, Kittrell and Reese voting in favor; none
opposed.
Consider approval of the Northlake 635 Business Park~ Lot 2R~ Block C (Coppell
Business Center III)~ Site Plan, to allow the construction of a 14,545-square-foot
office building on 1.51 acres of property located along the west side of Lakeshore
Drive, approximately 677 feet south of Wrangler Drive, at the request of Rodney J.
Hitt, Pacheco Koch Consulting Engineers.
Presentation:
City Planner Matt Steer introduced the item to the Commission, showing exhibits,
including a color rendering. After reviewing the Site Plan, Landscape Plan, Screening,
Elevations and sign areas, he discussed the parking ratio for all office use and stated that
staff recommends approval of this Site Plan, subject to three conditions, which he read
into the record.
Erik Hauglie and Steven Heilbrun, Pacheco Koch Consulting Engineers, 8350 N. Central
Expressway, Suite 1000, Dallas, TX 75206, were present to represent this case before the
Commission and answer any questions. Mr. Hauglie stated that all staff conditions have
been addressed.
Discussion:
There was no discussion.
Action:
Commissioner Borchgardt made a motion to recommend approval of the Northlake 635
Business Park, Lot 2R, Block C (Coppell Business Center liB, Site Plan, subject to the
following conditions:
1)
Include more monument sign, screening wall and gate details on the
elevations (i.e., proposed sign panels, lighting, colors, material,
spacing between columns on wall and gate, etc.). Columns to match
the brown stone shown on the entries.
2) Relabel "23 Cedar Elms" to "22 Cedar Elms" within Landscape Plan.
3)
Remove the proposed sign area in center of structure and on the south
elevation. Reduce total area to a maximum of 121-square feet.
10.
11.
Commissioner McCaffrey seconded the motion; motion carried (7-0) with
Commissioners Borchgardt, Hall, McCaffrey, Foreman, Haas, Kittrell and Reese voting
in favor; none opposed.
PUBLIC HEARING: Consider approval of Northlake 635 Business Park~ Lot 2R~
Block C (Coppell Business Center III)~ Replat, to allow the construction of a 14,545-
square-foot office building on 1.51 acres of property located along the west side of
Lakeshore Drive, approximately 677 feet south of Wrangler Drive, at the request of
Rodney J. Hitt, Pacheco Koch Consulting Engineers.
City Planner Matt Steer introduced the item to the Commission, showing an exhibit,
mentioning the existing and proposed easements. He stated that staff recommends
approval of this Replat, subject three conditions, which he read into the record.
The Chair recognized the presence of the Pacheco Koch representatives.
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. No one
spoke.
Chairman Foreman closed the public hearing.
Discussion:
There was no discussion.
Action:
Commissioner Hall made a motion to recommend approval of the Northlake 635
Business Park, Lot 2R, Block C (Coppell Business Center liB, Replat, subject to the
following conditions:
1) Contact Larry Redick at (972) 323-8917 to discuss easement requirements.
2)
Change reference to plat within signature blocks to read "Northlake 635
Business Park, Lot 2R, Block C (Coppell Business Center IID.
3) Comply with Engineering comment sheet.
Commissioner McCaffrey seconded the motion; motion carried (7-0) with
Commissioners Borchgardt, Hall, McCaffrey, Foreman, Haas, Kittrell and Reese voting
in favor; none opposed.
General discussion concerning planning and zoning issues.
A. Update on Council planning agenda action on December 13, 2005, and
January 10, 2006:
a. Case No. PD-103R2(CH), Lake Park Addition, a City-initiated Public
Hearing to consider amending PD-103 to increase the maximum
building height from one- to two-and-a-half-stories (35 feet) on Lots 1-
11, Block A, of the Lake Park Addition located along the south side of
Glen Lakes Drive (623 to 663 Glen Lakes Drive).
Case No. S-1228R-C, Coppell Montessori Academy, zoning change
request from S-1228-C to S-1228R-C, to amend the Site Plan to allow
the construction of an approximate 240-square-foot greenhouse as an
ancillary use to the private school on 1.68 acres of property located along
the north side of Fitness Court, approximately 250-feet west of Denton
Tap Road.
Dobecka Addition, Phase II, Lots l&2, Block B, Minor Plat, to allow the
platting of two residential lots on 0.896 of an acre of property located at
the southeast corner of Sandy Lake Road and Dobecka Drive.
Park West Commerce Center, Lot 1, Block 5, Site Plan Amendment,
to allow the construction of a dock door and loading area, with a
revised Landscape Plan, for the northeast corner of the existing
building on 14.28 acres of property located at the southwest corner of
Beltline Road and Airline Drive.
Beltline Trade Center, Lot 1, Block 2, Site Plan, to allow the
development of an approximate 23,336-square-foot office/warehouse
building on approximately three acres of property located along the
north side of Beltline Road, approximately 3,000 feet east of North
Lake Drive.
Beltline Trade Center, Lot 1, Block 2, Minor Plat, to allow the
development of an approximate 23,336-square-foot office/warehouse
building on approximately three acres of property located along the
north side of Beltline Road, approximately 3,000 feet east of North
Lake Drive.
West Sandy Lake Road Addition, Lot 1, Block 1, Site Plan
Amendment, to allow the construction of a combination of decorative
metal and chain link fencing along the northern, eastern and western
property lines of 31.4 acres of land located at 944 W. Sandy Lake
Road.
Text amendment to Chapter 12, Zoning, of the Code of Ordinances,
Sections 12-24-6.4 and 6.5, regarding the deletion of the references to
the establishment of an architectural review board and a merchants
association for all properties located in the Town Center district.
Plan of external areas close by or contiguous to the City boundaries as
a planning element to the Comprehensive Master Plan, as
recommended by the Planning Commission, acting as a Citizen
Advisory Committee to the City Council.
Ordinance for Case No. PD-197R2-H, Old Coppell Townhomes,
zoning change from PD-197R-H to PD-197R2-H to attach Detail Site
Plans for Unit H (Lot 17, Block A) and Unit I (Lot 6, Block B), to
allow the development of two single-family homes, each on
approximately 0.10 of an acre of property along Mobley Way.
Case No. ZC-619, St. Ann Catholic Parish, zoning change from C to
$F-9 on approximately 5.3 acres of property located at 700 E. Sandy
Lake Road, to expand church uses into an existing building, and
consideration of an amendment to the Land Use Plan of the 1996
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Comprehensive Plan, changing the land use from Neighborhood Retail
to Public Institutional.
Ordinance amending, in part, the Comprehensive Plan and the Land
Use Map incorporating the Intergovernmental Cooperative Element
Comprehensive Plan update, as recommended by the Citizen Advisory
Committee (the Planning Commission).
Ordinance for Case No. S-1228-C, Coppell Montessori Academy,
zoning change from C to S-1228-C, to allow the construction of an
approximate l l,700-square-foot private school on 1.68 acres of
property located along the north side of Fitness Court, approximately
250-feet west of Denton Tap Road.
Ordinance for Case No. S-1228R-C, Coppell Montessori Academy,
zoning change from $-1228-C to S-1228R-C, to amend the Site Plan to
allow the construction of an approximate 240-square-foot greenhouse
as an ancillary use to the private school on 1.68 acres.
Ordinance amending Chapter 12, Zoning, of the Code of Ordinances,
deleting Sections 12-24-6.4 and 6.5, in their entirety, regarding the
requirement for an architectural review board and a merchants
association for all properties located in the Town Center district.
Assistant Planning Director Diamond advised the Commission of Council actions on
December 13, 2005, and January 10, 2006, mentioning that Council followed the
Commission recommendations on all cases, including denial of Item "a" above;
adding the fact that regarding Item "b", the Board of Adjustment approved the
request of the Montessori Academy to allow construction of the greenhouse with
less than the 80% masonry requirement.
B. Director's comments:
Ms. Diamond thanked the Commission for its patience and following staff
recommendations on the presented cases. She also mentioned that consideration
would be given to amending the regulations in the Zoning Ordinance concerning
Hotel/Motel parking requirements/amenities.
With nothing further to discuss, the meeting adjourned at approximately 9 p.m.
Lee Foreman, Chairman
ATTEST:
Barbara Jahoda, Secretary
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