BM 2006-03-16 PZ
Minutes of March 16,2006
PLANNING AND ZONING COMMISSION
The Planning and Zoning Commission of the City ofCoppell met in pre-session at 6 p.m., and in
regular session at 6:30 p.m., on Thursday, March 16, 2006, 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 Mark Borchgardt
Commissioner Dornell Reese, Jr.
Commissioner Matt Hall
Commissioner Edmund Haas
Also present were Graduate Engineer Charlene LaMattina, Acting Fire Chief Tim Oates,
Planning Director Gary Sieb, Assistant Planning Director Marcie Diamond and Secretary
Barbara Jahoda. Commissioner Rick McCaffrey was absent.
PRE-SESSION (Ooen to the Public)
1. Briefing on the Agenda.
Staff briefed the Commission on the cases and actions taken by Council on March 9,
2006.
REGULAR SESSION (Ooen to the Public)
2. Call to Order.
Chairman Foreman called the meeting to order.
3. Approval of minutes dated February 16, 2006.
Commissioner Haas moved to recommend approval of the minutes of the February 16,
2006, Commission meeting, as written. Vice Chairman Kittrell seconded; motion carried
(6-0) with Commissioners Borchgardt, Hall, Foreman, Haas, Kittrell and Reese voting in
favor; none opposed.
4. PUBLIC HEARING: Consider approval of Case No. PD-213-H. Coooell Commons,
zoning change request from H (Historic) to PD-213-H (Planned Development-213-
Historic) with a Concept Site Plan to allow the development of 39 townhouse units,
recreation, open space and common areas on 5.561 acres of property located along the
east side of Coppell Road, approximately 210 feet north of Bethel Road, at the request
of Mardy Brown, Dowdey, Anderson & Associates, Inc.
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Presentation:
Planning Director Gary Sieb introduced the item to the Commission showing exhibits,
including a color board. After reviewing the land uses recommended in the Old Cappel!
Master Plan, he mentioned staffs concern with regard to this proposed townhouse
development, pointing out that restaurants and commercial/retail uses providing
pedestrian-friendly sidewalks are more appropriate fronting Coppell Road. He then
reviewed this proposal which shows a 6' -masonry wall screening townhome units that
back up to Coppell Road, thus discouraging pedestrian-congregating activities in the area.
Another concern of staff pertains to the density of this proposal -- depending on how it's
calculated, the gross density results in seven-dwelling units to the acre. Eliminating the
open space to the south, which cannot be built upon, net density is almost nine units to
the acre and using the applicant's overall land-use figure, the density exceeds II-units per
acre. He then pointed out that the Old Coppell Townhomes to the north are roughly 6.5-
dwelling units to the acre. After reviewing the overall open space and discussing the
Tree Survey/Landscape Plan, Elevations, Departmental comments, etc., Mr. Sieb stated
that this proposal is not without some merit, reiterating the positive factors. Lowering the
density and providing commercial/retail along Coppell Road, as recommended in the
Master Plan, would garner support for this development; however, as presented, staff
must recommend denial based on the following:
. This proposal does not comply with the Old Cappel! Master Plan
. The density is too great
. The proposal ignores commercial land use along Coppell Road
. It backs/sides residential uses to the street.
. It introduces a masonry wall adjacent to the street - provides minimal
landscaping
. It proposes residential uses directly across the street from commercial
activities
. The plan violates TH (Townhouse) Development Standards - lot depth
and number of attached units
. The parking layout is not in accordance with the Plan.
Mr. Sieb then stated that 26 notices were sent to property owners within 200' of this
proposed Planned Development, adding that three favorable responses and none in
opposition were returned to the Planning Department. He then said that one undecided
response was also received indicating support of this project if it provided six or less
dwelling units per acre, provided commercial/retail uses along Coppell Road and if it
followed the Old Cappel! Master Plan.
Mardy Brown, Dowdey, Anderson & Associates, Inc., 5225 Village Creek, Suite 200,
Piano, TX 75093, was present to represent this case before the Commission and answer
any questions, defended the proposed layout and land uses along Coppell Road. He
stated that the developer and staff have agreed to disagree as to how this area along
Coppell Road frontage should be developed. Jay Khorrami, property owner, 335 Martel,
Coppell, TX, and Scott Shipp, Scarborough Lane Development, 16660 North Dallas
Parkway, Dallas, TX 75248, also spoke, at length, in support of this proposal.
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Public Hearim!::
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. The
following people spoke:
Dr. Robert Hicks - 546 Mobley Way, Coppell, TX - spoke in opposition of this
proposal. Stated that he and his wife moved to the Old Coppell Townhomes from
The Woodlands neighborhood because of the unique look of these townhomes and
the fact that they were intrigued by the Old Cappel! Master Plan and what it could
mean to the future of this area. Feels that this proposed townhome development to
the south is much too dense and will not be able to accommodate the traffic and on-
street parking. He also objects to a masonry wall along Coppell Road, no matter
how much landscaping is used.
Kathy Hicks - 546 Mobley Way, Coppell, TX - loves the architecture in the Old
Coppell Townhome area, its location in the Historic area of Coppell, etc. Looks
forward to seeing this area in five or ten years when the Master Plan comes to
fruition. Doesn't want Mobley Way opened to excessive traffic of a denser
development and also objects to the wall along Coppell Road.
Steve Chadick - 2019 Northwood Terrace, Denton, TX - representing one of the
three or four largest holdings in the Old Coppell area, reminded the Commission of
the charrette process during the initial planning stage of the Old Cappel! Master
Plan, which involved people from all walks of life. He likes this townhome
proposal but would prefer the owner honor the Old Cappel! Master Plan and
provide commercial/retail uses with living space on the second floor along Coppell
Road. Feels that this area holds promise in the future.
Jay Khorrami - 335 Martel - Coppell, TX - stated his concern regarding the
economics aspect. If it doesn't make sense to build it for retail/commercial tenants
who would pay the prices being charged elsewhere in the City, it doesn't make sense
to have it. Feels it's not fair to have him wait until such time that Old Coppell
becomes what's envisioned. Emphasized that this developer is credible and will
build a high-quality townhome community. Stated that the Old Cappel! Master
Plan is merely a guideline and that changes are made every day.
Chairman Foreman closed the public hearing.
Discussion:
There was discussion regarding whether or not the developer/owner had met with staff
before this plan was developed regarding developing with commercial/retail along Coppell
Road and reducing the number of units to meet the ordinance; the size and floor plans of the
proposed units; consideration being given to small retail/office buildings with residential
uses on the second floor; compromising and abiding with the vision of the Master Plan for
this area, the possibility of fronting the homes that presently back up to Coppell Road and
convert to offices with residences included; perhaps give consideration to making the
frontage along Coppell Road, a park or large open space area, etc. The consensus of the
Commission was that the Old Cappel! Master Plan should be honored.
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Action:
Commissioner Reese made a motion to deny Case No. PD-213-R Coppell Commons,
zoning change request from H to PD-213-H. Vice Chairman Kittrell seconded; motion
carried 5-1 with Commissioners Borchgardt, Foreman, Haas, Kittrell and Reese voting in
favor of denial; Commissioner Hall opposed.
Chairman Foreman advised the applicant that he can appeal the Commission's denial to
Council but that it will take a % vote (6 out of 7) to reverse this decision.
A ten-minute break was observed.
5. PUBLIC HEARING: Consider approval of Case No. S-1233-LI. T-Mobile, zoning
change request from LI (Light Industrial) to S-1233-LI (Special Use Permit-1233-
Light Industrial), to allow nine (9) flush-mounted panel telecommunication antennae
to be mounted on an existing water tower and an equipment cabinet within the base of
the water tower, located at 510 Southwestern Boulevard, at the request of Dave Kirk,
T-Mobile.
Presentation:
Planning Director Gary Sieb introduced the item to the Commission showing exhibits.
After discussing this proposal, Mr. Sieb stated that staff recommends approval, subject to
four conditions, which he read into the record. He then mentioned that six notices were sent
to property owners within 200', noting that one favorable response and no responses in
opposition were returned to the Planning Department.
Quin Childress, T-Mobile, 11830 Webb Chapel Road, Dallas, TX 75234, was present to
represent this case before the Commission and answer any questions, stating agreement
with staff recommendations.
Discussion:
There was some discussion regarding who would be responsible for removing the antennae
and equipment if T -Mobile should abandon this site? Mr. Sieb stated that the applicant
would incur all expenses. Another question related to the repainting of the tower -- would
service be discontinued for a period of time? Ms. Childress answered that no, service would
not suffer. T -Mobile would find a temporary location on the property until all work was
completed and all relocation would be done between 12 midnight and 6 a.m.
Public Hearim!::
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 Borchgardt made a motion to approve Case No. S-1233-LL T-Mobile,
zoning change request from LI to S-1233-LI, subject to the following conditions:
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1) Approval of the License for Communication Facilities between the City and
T -Mobile.
2) Agreement that installation, removal and reinstallation of the T-Mobile
equipment due to tower maintenance will be at T-Mobile's expense.
Language to be used shall be as follows and added to Section 2 of the
Lease Agreement:
"In the event that the City needs to perform maintenance of
any type in the area where the antennae are located, T -Mobile
shall be responsible for removing and replacing its property.
T -Mobile shall move its property no more than 30 days after
notice. T-Mobile will also be notified by the City when the
property can be replaced at its former location."
3) Compliance with the departmental comments (Parks and Engineering)
4) Change address on Sheet T-l to reflect 510 Southwestern, as well as on
License Agreement.
Commissioner Reese seconded; motion carried 6-0 with Commissioners Borchgardt,
Hall, Foreman, Haas, Kittrell and Reese voting in favor; none opposed.
6. PUBLIC HEARING: Consider approval of Case No. PD-199R3-HC, Vista Point II.
Lot 2R. Block A, zoning change request from PD-199-HC (Planned Development-199-
Highway Commercial) to PD-199R3-HC (Planned Development-199 Revision 3-
Highway Commercial) to attach a Detail Site Plan to allow the development of three
buildings containing a total of approximately 115,525- square feet on 10.046 acres of
property located along the west side of MacArthur Boulevard, south of S.H. 121, at the
request of Christopher Gardner, Jackson Shaw.
Presentation:
Assistant Planning Director Marcie Diamond introduced the item to the Commission
showing exhibits, including a color board. She stated that this request is for the second and
last phase of this office/warehouse portion of this planned development for which the
zoning was approved in April of 2004. Ms. Diamond then reviewed the original Concept
Plan, mentioning that the square footage of the three buildings for Phase II is, basically, the
same. She then advised the Commission as to the limitations of various access points. After
discussing the Landscape Plan and Elevations, Ms. Diamond stated that 29 notices were sent
to property owners within 200' and no responses were returned to the Planning Department.
She then stated that staff recommends approval of this request, subject to 10 conditions,
which she read into the record.
Chris Gardner, Jackson Shaw Company, 4890 Alpha Road, Suite 100, Dallas, TX 75244,
was present to represent this case before the Commission and answer any questions,
stating agreement with staff recommendations, clarifying Condition No. 9 regarding
distances from fire lanes for all fire hydrants, which meet the approval of the Acting Fire
Chief, Tim Oates.
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Discussion:
There was some discussion regarding uses of buildings in Phase I.
Public Hearim!::
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 Borchgardt made a motion to approve Case No. PD-199R3-HC Vista
Point II. Lot 2K Block A, zoning change request from PD-199-HC to PD-199R3-HC,
subject to the following conditions:
1) Remove the shading to clarify that the fire lanes do not extend over the
driveways to Forest Hill Drive, where the "headache" bars are proposed.
2) Add the parking space striping, which is missing at the northeast portion of
the Site Plan.
3) Under Notes and Conditions, delete "in use of most major thoroughfares."
4) Include the maximum heights of the buildings in the Notes and Conditions.
5) Correct S.H. 127 to S.H. 121 under the Site Plan title block, and correct the
lot designation from Lot 2 to Lot 2R.
6) Delete the sign note along S.H. 121. It appears to be an existing sign that is
not intended to be a part of the official PD Site Plan.
7) Rectify all inconsistencies in the designation of Lot 2R, not Lot IIR.
8) All plans need to be consistent with regard to fire hydrant locations.
9) All fire hydrants need to be within three to five feet of the fire lane.
10) Correct the spelling of accordance on all Elevation Sheets.
Commissioner Hall seconded; motion carried 6-0 with Commissioners Borchgardt, Hall,
Foreman, Haas, Kittrell and Reese voting in favor; none opposed.
7. PUBLIC HEARING: Consider approval of the Vista Point II. Lot 2R. Block A.
Reolat, to revise the locations of the fire lanes to allow the development of three
buildings containing a total of approximately 115,525-square feet on 10.046 acres of
property located along the west side of MacArthur Boulevard, south of S.H. 121, at the
request of Christopher Gardner, Jackson Shaw.
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Presentation:
Assistant Planning Director Marcie Diamond introduced the item to the Commission
showing exhibits, describing slight modifications regarding fire lanes and the fact that the
western-most fire lane out to Forest Hill Drive needs to be designated a mutual access
easement, not a fire lane. She also mentioned that TXDot has not allowed a deceleration
lane to serve the western-most driveway; consequently, the additional right-of-way
dedicated by the previous plat can now be abandoned through this plat. She then stated that
staff recommends approval of this request, subj ect to two conditions, which she read into the
record.
Chris Gardner, Jackson Shaw Company, 4890 Alpha Road, Suite 100, Dallas, TX 75244,
was present to represent this case before the Commission and answer any questions,
stating agreement with staff recommendations.
Discussion:
There was no discussion.
Public Hearim!::
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 Haas made a motion to approve the Vista Point II. Lot 2K Block A
Replat, subject to the following conditions:
1) Correct the designation of the western-most driveway on Forest Hill Drive to
be a 30' mutual access easement (not fire lane), as recorded on Replat filed in
Cab. V, page 952, and as reflected on the Amended Plat filed in Cab. W, page
598.
2) Correct the name of the plat in the City Secretary's signature block.
Commissioner Reese seconded; motion carried 6-0 with Commissioners Borchgardt,
Hall, Foreman, Haas, Kittrell and Reese voting in favor; none opposed.
8. Consider approval of the Northlake 635 Business Park. Lot 2. Block B. (PSINet. Lot 1.
Block A). Site Plan Amendment. to allow a two-story 17,550-square-foot expansion to
the existing Crestside Facilities building on 6.527 acres of property located at 1333
Crestside Drive, at the request of Bill Homrighausen, Constructors & Associates.
Presentation:
In City Planner Matt Steer's absence, Assistant Planning Director Marcie Diamond
introduced the item showing exhibits, including a color board. She gave a brief history of
this property and its users. After reviewing the Landscape Plan, Site Plan, Elevations and
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stating that adequate parking exists, she stated that staff recommends approval of this
request, subject to seven conditions, which she read into the record.
Bill Homrighausen, Contractors & Associates, 3333 Welborn Street, #200, Dallas, TX
75219, was present to represent this case before the Commission and answer any
questions, stating agreement with staff recommendations.
Discussion:
There was no discussion.
Action:
Commissioner Hall made a motion to approve the Northlake 635 Business Park, Lot 2,
Block R (PSINet Lot L Block A), Site Plan Amendment, subject to the following
conditions:
1) The new addition shall be designed using brick with steel framework adjacent
to fire lane, so that any potential wall failure during fire conditions will
minimize chance of failure into collapse zone.
2) Show all existing bollards on Site Plan.
3) The floor area ratio should read .344 to 1.
4) Change the title on all plans to read - Northlake 635 Business Park Lot 2,
Block B (PSINet Addition Lot 1, Block A) RDC.
5) Verify all landscape area calculations for each category (Perimeter, Non-
vehicular and Interior).
6) Comply with the Engineering comment sheet.
7) Rectify inconsistencies in the building square footage calculations.
Commissioner Borchgardt seconded; motion carried 6-0 with Commissioners
Borchgardt, Hall, Foreman, Haas, Kittrell and Reese voting in favor; none opposed.
9. General discussion concerning planning and zoning issues.
A. Update on Council planning agenda actions on March 9, 2006:
a. Case No. PD-212-LI, Freeport North, northern portion of Lot 1,
Block 1, (CitiFinancial), zoning change request from LI to PD-212-
LI, 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).
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b. Case No. S-1094R2-C, Dairy Queen Restaurant, zoning change
request from S-1094R-C to S-1094R2-C, to allow for the renovation
of the exterior facade of the existing building on approximately 0.4
of an acre of property located at 110 Southwestern Boulevard
(northwest corner of Southwestern Boulevard and Denton Tap
Road).
During Pre-Session, Planning Director Sieb advised the Commission of Council's
actions on March 9th, mentioning that Item "a" above was continued to Council's
April 11 th meeting and stating that Item "b" was approved as recommended by the
Commission.
B. Director's comments:
Planning Director Sieb and the Commission acknowledged Barbara Jahoda's
service to the Commission, given her retirement on March 318t; he then
acknowledged Linda Gatlin's presence. Linda will be the new Planning
Secretary.
With nothing further to discuss, the meeting adjourned at approximately 8:30 p.m.
Lee Foreman, Chairman
ATTEST:
Barbara Jahoda, Secretary
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