BM 1996-12-19 PZMinutes of December 19, 1996
PLANNING AND ZONING CONUMSSION
The Planning and Zoning Commission of the City of Coppell met in pre -session at 7 p.m., and
in regular session at 7:30 p.m., on Thursday, December 19, 1996, in the Coppell Town Center,
255 Parkway Boulevard, Coppell, Texas 75019. The following members were present:
Commissioner Larry Wheeler
Commissioner Rick McCaffrey
Commissioner Angelo DeFilippo
Commissioner Stan Lowry
Commissioner Madge Cruse
Commissioner Andra Mabry
Also present were City Attorney Bob Hager, City Engineer Ken Griffin, Planning Director Gary
Sieb, Assistant Planning Director Pert Virtanen, Planning and Zoning Coordinator Isabelle Moro
and Administrative Secretary Barbara Jahoda. Commissioner Jack Jones was absent.
PRE -SESSION (Open to the Public)
1. Briefing on the Agenda.
REGULAR SESSION (Open to the Public)
2. Call to Order
Chairman Larry Wheeler called the meeting to order.
Before proceeding further, Chairman Wheeler stated that the Commission will hear
concerns of citizens on non -Public Hearing issues.
3. Approval of Minutes dated November 21, 1996.
City Attorney Bob Hager suggested minor amendments to Item #6 (see Bob Hager's
letter dated December 23, 1996, attached).
Commissioner Cruse made a motion to approve the minutes of November 21, 1996, with
amendments to Item #6 as suggested by Attorney Hager. Commissioner DeFilippo
seconded; motion carried (6-0) with Commissioners Mabry, Lowry, Wheeler, Cruse,
DeFilippo and McCaffrey voting in favor. None opposed.
4. PUBLIC HEARING: To consider the approval of Case No. PD -158R. Grand Car Wash
and Detail, zoning change from R (Retail) PD -C (Planned Development, Commercial),
to allow the operation of a carwash, oil change, automobile detail services, gasoline sales
and retail buildings, located at the southeast corner of MacArthur Boulevard and
Riverchase Drive, at the request of ROFDW Architects.
Assistant Planning Director Pert Virtanen introduced the item to the Commission, stating
that on October 17th, the Commission held this Public Hearing open to its November
meeting. The applicant then asked that the Hearing be held over until tonight. He
displayed exhibits showing the layout of the proposed development. Since the initial
review by the Commission, some revisions have been made to the Site Plan, i.e.,
additional landscaping, additional brick pavers, staining of the concrete to reduce the
visual impact of the pavement, etc., and Staff recommends approval, subject to the
Engineering Department comments, compliance with the Site Plan, landscape plan,
irrigation plan, building elevations and sign elevations submitted, plus the 6 revisions
listed on the Staff Report. With regard to revision #6, Mr. Virtanen stated that during
the Workshop Session, the Commissioners indicated concern about the showing of a
drive-through facility, with dotted lines, on the Site Plan, itself.
Bill Dickson, ROFDW Architects, 703 McKinney Avenue, Dallas, TX, was present to
represent this item before the Commission and answer any questions. He showed the
Commission a document which enhances the amount of landscaping, additional brick
pavers, and the staining of the concrete. He stated that when the development plans for
Phase 2 relating to the retail building are formulated, that portion will come back through
the process for consideration Mr. Dickson stated that the applicant is in general
agreement with the Staff comments, with the exception of #3, but this can be worked
out.
Chairman Wheeler opened the Public Hearing, asking for people present who wanted to
speak in favor of this proposal to come forward.
There were none.
Chairman Wheeler then asked for people present who wanted to speak in opposition to
this request to come forward.
Patrick Keenan, 412 Wellington Road, Coppell, TX
Frank Marasco, 1319 Barrington Drive, Coppell, TX
Tom Samson, 1307 Barrington Drive, Coppell, TX
Madeleine White, 600 Wellington Road, Coppell, TX
Pamela O'Dino, 612 Wellington Road, Coppell, TX
Ray Lamreaux, 1323 Barrington Drive, Coppell, TX
Chairman Wheeler asked for a motion to close the Public Hearing. Commissioner
Lowry made a motion to close the Public Hearing. Motion was seconded by
Commissioner Cruse. Motion carried (6-0) with Commissions Mabry, Lowry, Wheeler,
Cruse, DeFilippo and McCaffrey voting in favor. None opposed.
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Extensive discussion followed. Fehmi Karahan, owner of the property, offered
comments concerning the southern access and fire lane situation.
Commissioner Cruse made a motion to approve Case No. PD -158R, Grand Car Wash
& Detail, zoning change from R to PD -C, subject to the Site Plan, landscape plan,
irrigation plan, building elevations, and sign elevations, as submitted, and the following
conditions: (1) Revisions of the site plan and landscape plan to show the location of a
sidewalk both along Riverchase Drive and along MacArthur Boulevard, and the location
of a sidewalk easement along Riverchase Drive. (2) Revision of the landscape plan to
show the trees along Riverchase Drive located approximately 4 feet farther south, to
accommodate a sidewalk. (3) Revisions of the site plan and landscape plan to show
required landscape buffers between parking spaces at the northeastern corner of the site,
or a note on the Site Plan indicating the intended removal of the eastern property line by
replatting. (4) Revision of the building elevations to show removal of Sign 3 from the
west elevation of the building. (5) Revision of the sign exhibits to show the quantity of
Sign Type 3 to be 1, the quantity of Sign Type 4 to be 1, the quantity of Sign Type 5
to be 1, inclusion of details for Sign Type 8, and a description of all colors to be used
on signs. (6) Revision of the landscape plan to show beds of seasonal color, as well as
grass, located in the irrigated berm area (designated as a future building location) and
occupying approximately 20 % of the area. (7) All roof -top structures/equipment will be
screened. (8) The driveway at the southwest corner of the property be eliminated or if
this cannot be done because of a fire lane situation then a sign be placed to the effect that
it is an Exit Only. (9) Removal of the dotted line for the drive-through on the retail
space. Commissioner Lowry seconded the motion. Motion carried (5-1) with
Commissioners Lowry, Wheeler, Cruse, DeFilippo and McCaffrey, voting in favor.
Commissioner Mabry opposed.
Chairman Wheeler indicated that public testimony will be allowed on the next case.
5. To consider the approval of Stonelei& at Riverchase, Prellminary Plat, to allow the
development of a 360 -unit apartment complex on 20.5 acres of property, located
along the south side of Riverchase Drive, approximately 645' east of MacArthur
Blvd., at the request of WSI Architects.
Planning and Zoning Coordinator Isabelle Moro introduced the item to the Commission,
showing graphics of the proposed development. She reminded the Commission that this
case was denied last month and was resubmitted for consideration. The main reason for
denial was the safety and traffic situation. A possible solution to alleviate this problem
was suggested last month, that being the construction of Fairway Drive which is located
east of the proposed development and would connect Riverchase Drive with Beldine
Road. Since last month's Commission meeting, the developer has met with staff, the
owner of the property, as well as the Riverchase homeowners to find a solution. The
developer and the owner of the property are willing to construct Fairway Drive from the
northern property line to the southern property line of the tract of land under discussion
and/or enter into a Developer's Agreement with the City, provided the Preliminary Plat
is approved. A draft of this Developer's Agreement will be presented at the January 14,
1997, Council Meeting. The City is in negotiation with D.A.R.T. regarding the rail
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crossing at Fairway Drive. The applicant is scheduled to be heard at the January 9, 1997,
Board of Adjustment meeting regarding off-street parking. Staff recommends approval
of the Preliminary Plat, subject to the seven conditions listed on the Staff Report. Staff
would like the applicant to consider additional landscaping of planters or planter islands
against the brick veneer between the sectional garage doors. This would soften the
overall appearance of the parking structures.
Mark Wagner, First Worthing Company, 8144 Walnut Hill Lane, Dallas, TX, was
present to represent this item before the Commission and answer any questions. He
showed elevations, building materials, color boards, etc. Ed Stefoniak, WSI Architects,
and Mike Daniel, Nathan Meier Engineering, were also present.
Lengthy discussion followed. City Engineer Ken Griffin spoke about traffic concerns.
He indicated that the City is actively pursuing the railroad crossing with D.A.R.T.
Additional discussion followed.
Although not a Public Hearing, Chairman Wheeler invited interested citizens to comment
on the proposal. Those people present who wanted to speak in favor of this proposal
were invited to come forward.
There were none.
Chairman Wheeler then asked for people present who wanted to speak in opposition to
this request to come forward.
Tom Samson, 1307 Barrington Drive, Coppell, TX
Madeleine White, 600 Wellington Road, Coppell, TX
Frank Marasco, 1319 Barrington Drive, Coppell, TX
Ray Lamreaux, 1323 Barrington Drive, Coppell, TX
John Darran, 1332 Stonecrest, Coppell, TX
Pat Keenan, 412 Wellington Road, Coppell, TX
Mark Wagner stated that the applicant would have no problem with starting the
construction of Fairway Drive the day the apartments were started. Regarding the timing
of the apartments, typically the first occupancies are approximately the 7th month after
start of construction -- October 1, 1997, being the absolute earliest that any initial
occupancies would occur. The apartment complex will be completed and leased in
phases over an approximate 15 -month period from start to finish.
Chairman Wheeler closed the Hearing.
Additional discussion followed including comments by Gary Sieb regarding Staff
recommendations.
Commissioner Lowry made a motion to approve Stoneleigh at Riverchase, Preliminary
Plat, subject to the following conditions: (1) A parking variance being granted by the
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Board of Adjustment. (2) List all botanical and common names for all plant materials.
(3) Compliance with Fire Department's comments. (4) No requirement of a Hike and
Bike trail easement or construction of same, as was alluded to during the DRC
discussions. (5) Submission of an irrigation plan. (6) Correct the spelling of
"subdivision" under the caption notifying that property is in a flood hazard area.
(7) Compliance with Engineering comments. (8) Landscape buffer along the southern
boundary of the property as required by the Zoning Ordinance to screen the cars. The
motion was seconded by Commissioner Cruse. Motion carried (6-0) with Commissioners
Mabry, Lowry, Wheeler, Cruse, DeFilippo and McCaffrey voting in favor. None
opposed.
A twenty -minute break was observed.
6. To consider the approval of Minyard Addition, Lots 1 & 2, Block 1, Final Plat, to
allow the development of an expansion of the warehouse, as well as to accommodate
the existing Minyard facility, located at the southwest corner of Bethel Road and
Freeport Parkway, at the request of David Moak Surveyors, Inc.
Planning and Zoning Coordinator Isabelle Moro introduced the item to the Commission
stating that the Preliminary Plat was approved by City Council in October and the
Commission was given final authority of the Final Plat. Staff recommends approval.
Marlon Pritchett, Minyard Food Stores, 777 Freeport, Coppell, TX, was present to
represent this item before the Commission and answer any questions.
No discussion followed.
Commissioner McCaffrey made a motion to approve Minyard Addition, Lots 1 & 2,
Block 1, Final Plat. The motion was seconded by Commissioner Mabry; motion carried
(6-0) with Commissioners Mabry, Lowry, Wheeler, Cruse, DeFilippo and McCaffrey,
voting in favor. None opposed.
7. To consider the approval of Summit at the Spm, Phase U, FInal Plat, to allow
the development of 13 residential lots as the final phase of a residential subdivision,
located along the south side of Bethel Road, approximately 1,000 feet west of Denton
Tap Road, at the request of Dowdey, Anderson & Associates, Inc.
Planning and Zoning Coordinator Isabelle Moro introduced the item to the Commission,
stating that the Preliminary Plat was approved in June by City Council and that the
Commission approved the Final Plat for Phase I consisting of 55 residential lots on June
20th. The five common areas on this Final Plat will be maintained by the Homeowners
Association. Maintenance of the floodway will be the responsibility of each individual
homeowner who will be required to maintain these areas, as well as keeping them free
of any improvements such as fences, pools, gazebos, etc. Staff recommends approval
of this Final Plat, subject to Recommendation #2 on the Staff Report, i.e., showing the
street width of Stanton Court. Recommendation #1 referring to the Homeowners
Agreement has been approved by the City Attorney, therefore this condition is being
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Bill Anderson, Dowdey Anderson and Associates, Inc., 16250 Dallas Parkway, Suite
100, Dallas, TX, was present to represent this item before the Commission and answer
any questions. He stated that he is in agreement with Staff s comment.
No discussion followed.
Commissioner Cruse made a motion to approve Summit at the Springs, Phase H, Final
Plat, subject to showing the street width of Stanton Court. The motion was seconded by
Commissioner McCaffrey; motion carried (6-0) with Commissioners Mabry, Lowry,
Wheeler, Cruse, DeFilippo and McCaffrey voting in favor. None opposed.
8. To consider the approval of All Care Vete 'nary Clini , F"inal plat, to allow the
development of a veterinary clinic on .812 acres of property, located along the west
side of Denton Tap Road, approximately 238 feet north of Parkway Boulevard, at
the request of Dowdey, Anderson & Associates, Inc.
Planning and Zoning Coordinator Isabelle Moro introduced the item to the Commission
stating that the 20' wide driveway will serve as both a fire lane and a mutual access
easement. The City's legal counsel has asked for clarification as to who will be
responsible for constructing and maintaining this easement. Approximately 1,200 square
feet of this driveway will extend southward to the adjoining property. Since the
Preliminary Plat was approved, the applicant has added approximately .16 acres of
property to the west to avoid a leave -out of a small parcel of unplatted property which
cannot be built upon. Staff supports this change and recommends approval of the Final
Plat, subject to the two conditions as listed in the Staff Report.
Bill Anderson, Dowdey Anderson and Associates, Inc., 16250 Dallas Parkway, Suite
100, Dallas, TX, was present to represent this item before the Commission and answer
any questions, stating that maintenance of the mutual access will be maintained by the
Vet Clinic property owner. Once the facility to the south is developed, then that owner
would take over the maintenance responsibilities. City Attorney Bob Hager commented
that language needs to go on the face of the Plat clarifying the maintenance of the
easement. Mr. Anderson was agreeable to have the City Attorney draft acceptable
language to be included on the Final Plat.
No discussion followed.
Commissioner Lowry made a motion to approve All Care Veterinary Clinic, Final Plat,
subject to the language on the easement being satisfactory to the City Attorney and the
following conditions: (1) Show on the Landscape Plan the three parking spaces located
in the northwest portion of the parking lot, and (2) Compliance with the Engineering
comment that the on-site fire lane should be labeled as an access easement. The motion
was seconded by Commissioner Cruse; motion carried (6-0) with Commissioners Mabry,
Lowry, Wheeler, Cruse, DeFilippo and McCaffrey voting in favor. None opposed.
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9. To consider the approval of Vistas of Coppgll, Phase 1A, Final Plat, to allow the
development of 65 residential lots of the proposed 113 -lot residential subdivision,
located along the south side of Spur 553 (also known as Vista Ridge Boulevard), east
of Denton Tap Road; north of Denton Creek, at the request of Carter & Burgess,
Inc.
Assistant Planning Director Pert Virtanen introduced the item to the Commission, stating
that City Council approved the zoning in May and, in September, approved the
Preliminary Plat for the proposed 113 -lot subdivision. He showed graphics of the
proposal. This Final Plat will go forward to Council for approval. Staff recommends
approval, subject to the two conditions as listed in the Staff Report.
Terry Mitchell, Carter and Burgess, 7950 Elmbrook Drive, Suite 250, Dallas, TX, was
present to represent this item before the Commission and answer any questions. He
stated that he is in agreement with Staff conditions. Also present was Derek Earl of
Centex Real Estate.
Some discussion followed.
Commissioner McCaffrey made a motion to approve Vistas of Coppell, Phase 1A, Final
Plat, subject to the following Staff recommendations: (1) Provision of landscape plans
showing a 3' -high berm, 6' -high masonry wall, and landscaping along the north side of
Lot 1, Block M, consisting, at a minimum, of 1 large tree, 3 accent trees, 14 shrubs and
a feature plant bed at the east side of Bella Vista Drive. (2) Revision of landscape plans
to show the addition of at least 1 large tree, 3 accent trees and 12 shrubs along the north
side of Lot 1, Block L. The motion was seconded by Commissioner DeFilippo; motion
carried (5-1) with Commissioners Mabry, Lowry, Cruse, DeFilippo and McCaffrey
voting in favor. Commissioner Wheeler opposed.
10. To consider the approval of Vistas of CgUKU, Phase 2B. F =l Plat, to allow the
development of 54 residential lots of the proposed 126 -lot residential subdivision,
located along the south side of Spur 553 (also known as Vista Ridge Boulevard), east
of Denton Tap Road; north of Denton Creek, at the request of Carter & Burgess,
Inc.
Assistant Planning Director Pert Virtanen introduced the item to the Commission,
showing graphics of the proposal. Staff recommends approval of this Final Plat as
submitted, subject to the conditions as listed in the Staff Report.
Terry Mitchell, Carter and Burgess, 7950 Elmbrook Drive, Suite 250, Dallas, TX, was
present to represent this item before the Commission and answer any questions. He
stated that the applicant is in agreement with Staff comments
No discussion followed.
Commissioner Cruse made a motion to approve the Vistas of Coppell, Phase 2B, Final
Plat, subject to the following conditions: (1) Compliance with Engineering Department
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comments, and (2) Revision of landscape plans to provide, at a minimum, 1 additional
large tree, 12 additional accent trees, and 30 additional shrubs. The motion was seconded
by Commissioner DeFilippo. Motion carried (5-1) with Commissioners Mabry, Lowry,
Cruse, DeFilippo and McCaffrey voting in favor. Commissioner Wheeler opposed.
11. General discussion concerning planning and zoning issues
A. Update on Council planning agenda actions
Planning Director Gary Sieb briefed the Commission on the cases that
have gone forward to Council.
B. Director's comments
Planning Director Sieb brought the Commissioner's attention to a letter to
Jim Witt which was placed in their packets relative to the new FCC ruling
on antennas. In the memo, the Commission is asked to consider whether
or not homeowners should be sent letters advising them that Homeowner
Associations cannot restrict antennas more closely than the FCC allows.
Some discussion followed. Commissioner Lowry suggested that this be
left alone, and the consensus of the Planning Commission reflected that
suggestion.
With nothing further to discuss, the meeting adjourned at approximately 10:35 p.m.
-L4 6 -a d� L ) L I,, I a.
Larry Wheeler, Ch
ATTEST:
h- Ir L4."
Barbara . Jahoda, Administrative Secretary
NICHOLS, JACKSON, DILLARD, HAGER & SMITH, L.L.P.
LAWRENCE W. JACKSON
ROBERT L. DILLARD III
ROBERT E. HAGER
PETER G. SMITH
DAVID M. BERMAN
BRUCE A STOCKARD
Barbara H. Jahoda
Administrative Secretary
City of Coppell Planning and
Zoning Commission
255 Parkway Boulevard
Coppell, Texas 75019
Dear Barbara:
Attorneys & Counselors at Law
1800 Lincoln Plaza
500 North Akard
Dallas, Texas 75201
(214) 965-9900
Fax (214) 965-0010
December 23, 1996
JOHN F. ROEHM III
JENNIFER R. DIETZE
ROBERT L. DILLARD, JR.
H. LOUIS NICHOLS
OF COUNSEL
t;CEIVE
1�
Pursuant to the proposed amendments that I had for the minutes of the Planning and
Zoning Commission for the meeting of November 21, 1996, we offer the following:
At the end of the first paragraph in Item 6, between where the Assistant Planning
Director Pert Virtanen and Alan Haggard Items are noted, add under Pert's Paragraph:
"Additionally, there is no evidence which would have substantiated a change in zoning
on the entire 7.2 acre tract, and no proposed use for the remainder other than for the
2500 square foot site thereon. There is no evidence of the other use for the proposed
7.2 acre site, and thus, no compelling reason to change the zoning from commercial to
light industrial. Also, Exhibits 1-3 were offered and admitted into evidence in the
public hearing. "
Next, in the paragraph regarding where Chairman Wheeler opened to the public add:
"... the Public Hearin or additional testimo
g.f rry, asking for people present who wanted to
speak in favor of this proposal to come forth. "
With those two additions into the minutes, then we should be able to substantiate our
record to any future scrutiny.
REH/pr
Very truly yours,
NICHOLS=MOR
N, DILLARD,
HAGERL.L.P(
0.0
E. Hi
5979