BM 1996-09-19 PZMinutes of September 19, 1996
PLANNING AND ZONING COMMISSION
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, September 19, 1996, in the Coppell Town Center,
255 Parkway Boulevard, Coppell, Texas 75019. The following members were present:
Chairman George Redford
Vice Chairman Larry Wheeler
Commissioner Rick McCaffrey
Commissioner Madge Cruse
Commissioner Stan Lowry
Commissioner Texx Stewart
Also present were City Attorney Bob Hager, Assistant City Engineer Mike Martin, Planning
Director Gary Sieb, Assistant Planning Director Pert Virtanen, Planning and Zoning Coordinator
Isabelle Moro and Administrative Secretary Barbara Jahoda. Commissioner Karen Reyher was
absent.
PRE -SESSION (Open to the Public)
1. Briefing on the Agenda.
REGULAR SESSION (Oren to the Public)
2. Call to Order
Chairman Redford called the meeting to order.
3. Approval of Minutes dated August 159 1996
Commissioner Lowry made a motion to approve the minutes of August 15, 1996, as
submitted. Commissioner Wheeler seconded; motion carried (6-0) with Commissioners
Lowry, Wheeler, McCaffrey, Cruse, Redford and Stewart voting in favor. None
opposed.
4. CONTINUATION OF PUBLIC HEARING: To consider the approval of Case No.
S-1114, Papa John's Pizza, zoning change from C (Commercial) to C-S.U.P.
(Commercial, Special Use Permit) to allow the development of a 1,262 s.f.
restaurant, located on the east side of MacArthur Blvd., approximately 130.16 feet
north of Sandy Lake Road, at the request of Dewey & Associates.
Assistant Planning Director Pert Virtanen introduced the item to the Commission stating
that this Public Hearing was continued from August 15th at which time questions arose
regarding the Site and Landscape Plans. Staff met with the engineering firm and all
issues have been resolved. Staff recommends approval, subject to the three conditions
listed in the Staff Report.
Charlie Wright with Papa Johns Pizza, Corinth, TX, was present to represent this item
before the Commission and answer any questions. He addressed some signage concerns,
showed samples of the proposed brick, etc. Jim Dewey, Dewey & Associates, 2505
Texas Drive, Suite 110, Irving, TX, also spoke.
Chairman Redford opened the Public Hearing, asking for people present who wanted to
comment. Those wishing to speak were:
There were none.
Extensive discussion followed.
Chairman Redford closed the public hearing.
Commissioner McCaffrey made a motion to approve Case No. S-1114, Papa John's
Pizza, changing the zoning from C (Commercial) to C -S . U. P. (Commercial, Special Use
Permit), subject to the following conditions: (1) Signage shall comply with Section 29
of the Zoning Ordinance. The sign attached to the western facade of the building shall
not exceed 25.7 feet of effective area; that is, the height at its greatest point times the
width at its widest points shall not be greater than that number. No other attached sign
shall appear on the western facade. The aggregate effective area of all other signs also
shall not exceed that number. For example, there may be one additional sign identical
to the one on the western facade placed on any one of the other facades. Or, there may
be two attached signs of lesser effective area each located anywhere other than on the
western facade, provided that the sum of the two effective areas does not exceed 25.7
square feet. Or, there may be multiple attached signs of lesser effective area each
located anywhere other than on the western facade, provided that the aggregate effective
area does not exceed 25.7 square feet; (2) raise the rear parapet to be in line with the
side parapet; (3) all awnings shall be removed from the architectural elevations. The
building will be constructed without awnings; (4) the drawings shall specify the brick to
be Acme T-155 and the split -face CMU to be the type displayed by the applicant at the
Planning and Zoning Commission meeting on 9/19/96. The masonry treatment shall
include additional detailing. Above the base of split -face CMU and before the first
running course of brick above, there shall be a soldier course of brick recessed 3/4".
Below the cap of split -face CMU and before the first running course of brick below,
there likewise shall be a soldier course of brick recessed 3/4"; (5) all roof -top mechanical
equipment and antennae shall be screened from the rear of the building; the back of the
front parapet shall be brick; (6) all exterior building materials and colors be specified on
the drawings before forwarding to City Council for approval, and (7) all exterior metal
on the exterior of the building shall be painted to match the brick. Commissioner Cruse
asked the applicant if he was in agreement with the stated conditions. He replied that
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he was in agreement. Commissioner Cruse then seconded the motion. Motion carried
(6-0) with Commissioners Lowry, Wheeler, McCaffrey, Cruse, Redford, and Stewart
voting in favor. None opposed.
5. PUBLIC HEARING: To consider the approval of Case No. PD -1568, Ashton
Ridgg� zoning change from PD -SF -9 (Planned Development, Single Family -9) to PD -
SF 9 (Planned Development, Single Family -9), to amend the conditions of the
Planned Development as they apply to Lots 1 through 5 of Block A to allow
driveway access from either the alley or street, within the Ashton Ridge subdivision
located at the northeast corner of Heartz and Sandy Lake Roads, at the request of
Robert Lange.
Assistant Planning Director Pert Virtanen introduced the item to the Commission, stating
that this proposed amendment to the conditions of the Planned Development now applies
to only Lots 4&5, Block A, which adjoin a public alley on the north. Staff recommends
that the Planned Development be amended to permit Lot 5 to be either rear or front entry
provided that if it is rear entry, the slope of the driveway does not exceed 10 %. On Lot
4, Staff recommends that it be either front or rear entry under the same terms and
conditions unless Lot 5 is front entry (Lot 4 would be rear entry only if Lot 5 were rear
entry). The alley is a public alley and owners/prospective purchasers on either side of
the alley should have equal right to the use of it.
Robert Lange, 6310 LBJ Freeway, #210, Dallas, TX, was present to represent this item
before the Commission and answer any questions. He requested that the maximum
grading on the driveways be increased to 14% from Staffs recommendation of 10%,
stating that FHA uses 14 % as a maximum.
Some discussion followed.
Chairman Redford opened the Public Hearing, asking for people present who wanted to
speak in favor of this proposal to come forward.
There were none.
Chairman Redford then asked for people present who wanted to speak in opposition to
this request to come forward.
John Kortebein, 249 Suzanne Way, Coppell, TX
Bill Hurlbert, 241 Suzanne Way, Coppell, TX
Shari McCormick, 245 Suzanne Way, Coppell, TX (A letter in opposition
was read into the record.)
Chairman Redford closed the Public Hearing.
Some discussion followed.
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Commissioner Cruse made a motion to approve PD -156R, Ashton Ridge, to amend the
conditions of the PD as they apply to Lots 4&5, Block A, to allow driveway access from
either the alley or street, as follows: 1) Lot 5 may be either front -entry or rear -entry,
provided that if rear -entry, the slope of the driveway does not exceed 10% or 1 foot of
rise for each 10 feet of horizontal distance. In addition, Lot 4 may be either front -entry
or rear -entry under the same terms and conditions, unless Lot 5 is front -entry. If Lot
5 is front -entry, then Lot 4 will also be front -entry. The motion was seconded by
Commissioner Lowry. Motion carried (5-1) with Commissioners Lowry, McCaffrey,
Cruse, Redford and Stewart voting in favor. Commissioner Wheeler opposed.
6. PUBLIC HEARING: To consider the approval of Case No. PD-131RR, Estates of
Cambridge Manor, zoning change from PD -SF -12 (Planned Development, Single
Family -12) to PD -SF -12 (Planned Development, Single Family -12), to amend the
conditions of the Planned Development as they apply to Lot 16, Block D to permit
the east side yard building line 10 feet closer to the property line for purposes of
construction of a fence, within the Estates of Cambridge Manor subdivision located
approximately 1,600 feet east of MacArthur Blvd., at the request of Anthony and
Eileen Higgins.
Planning and Zoning Coordinator Isabelle Moro introduced the item to the Commission
giving a brief history of the Planned Development. Staff recommends denial -- the
proposal does not serve the public interest and the city should not be called upon to solve
problems between a buyer and a seller.
Eileen, Anthony Higgins and children, 705 Castle Creek Drive, Coppell, TX, were
present to represent this item before the Commission and answer any questions.
Chairman Redford opened the Public Hearing, asking for people present who wanted to
speak in favor of this proposal to come forward.
There were none.
Chairman Redford then asked for people present who wanted to speak in opposition to
this request to come forward.
There were none
Chairman Redford closed the Public Hearing.
Extended discussion followed.
Commissioner Lowry made a motion to approve PD-131RR, The Estates of Cambridge
Manor, to amend the conditions of the PD as they apply to Lot 16, Block D, to permit
the east side yard building line 10 feet closer to the property line for purposes of
construction of a fence. The motion was seconded by Commissioner Wheeler; motion
carried (4-2) with Commissioners Lowry, Wheeler, Redford, and Stewart voting in
favor. Commissioners McCaffrey and Cruse opposed.
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A fifteen -minute break was observed.
7. PUBLIC HEARING: To consider the approval of Valley Ranch Plaza. Replat of
Pads B through F and Tract A, to allow the development of retail/restaurant uses
on 4.670 acres of property, located at the southwest corner of MacArthur Blvd. and
Beltline Road, at the request of Winkelmann & Associates, Inc.
Assistant Planning Director Pert Virtanen introduced the item to the Commission giving
a brief overview of the Planned Development. The replat involves some abandoning of
easements and the creation of additional easements. Staff recommends approval of the
replat, subject to the conditions noted in the Staff Report.
Eugene Middleton, Winkelmann & Associates, Inc., 12800 Hillcrest, Suite 200, Dallas,
TX, was present to represent this item before the Commission and answer any questions.
He's in agreement with Staff s recommendations.
Chairman Redford opened the Public Hearing, asking for people present who wanted to
speak in favor of this proposal to come forward.
There were none.
Chairman Redford then asked for people present who wanted to speak in opposition to
this request to come forward.
There were none
Chairman Redford closed the Public Hearing.
Some discussion followed.
Commissioner Wheeler made a motion to approve the Valley Ranch Plaza, Replat of
Pads B -F and Tract A, to allow the development of retail/restaurant uses on 4.670 acres
of property, subject to the following conditions: (1) Correcting notations to indicate that
the zoning west of the property is "C" Commercial and that the zoning south of the
property is "LI" Light Industrial with a Special Use Permit; (2) relocation of any existing
utilities located in easements proposed for abandonment, and (3) compliance with
Engineering and Fire Department comments. The motion was seconded by
Commissioner McCaffrey; motion carried (6-0) with Commissioners Lowry, Wheeler,
McCaffrey, Cruse, Redford, and Stewart voting in favor. None opposed.
8. PUBLIC HEARING: To consider the approval of Northlake 635 Business Park
Replat of Lot 1. Block A. to allow the development of three warehouse/distribution
facilities on 12.425 acres of property, located at the southwest corner of Beltline
Road and Wrangler Drive, at the request of Brockette, Davis & Drake, Inc.
Planning and Zoning Coordinator Isabelle Moro introduced the item to the Commission
stating the applicant is proposing 3 office/warehouse distribution facilities totalling more
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than 222,000 square feet. The applicant intends to provide a high image property with
smaller lease spaces which currently is not offered in Coppell. Ms. Moro showed an
architectural rendering of the proposal. Staff recommends approval, subject to the eight
conditions listed in the Staff Report. Also, the applicant is requesting of Council a
variance of the brick masonry screening wall requirement to permit the hedge screening
of the loading dock of Building A.
John Spires, Brockette/Davis/Drake, Inc., 4144 North Central Expressway, Suite 1100,
Dallas, TX, was present to represent this item before the Commission and answer any
questions. He agreed with Staff conditions, including the Engineering comments.
Chairman Redford opened the Public Hearing, asking for people present who wanted to
speak in favor of this proposal to come forward.
There were none.
Chairman Redford then asked for people present who wanted to speak in opposition to
this request to come forward.
There were none.
Chairman Redford closed the Public Hearing.
Some discussion followed.
Commissioner Redford made a motion to approve Northlake 635 Business Park, Replat
of Lot 1, Block A, subject to the following conditions: (1) Change plat reference in City
Secretary's signature block from final plat to replat; (2) modify Floodplain
Administrator's signature block to include only the portion that refers to floodplain
development permit application number; (3) provide site and landscape plans which
agree, (brick pavers are shown at drive entrances on landscape plan but not on site plan);
(4) on both Site Plan and Landscape Plan, under the tabulation for "Site Less 5'
Wrangler R.O.W. ", correct the square footage figure for feature landscaping from
318,531 to 312,203 s.f.; (5) show tree ratios in the tabulations on Landscape Plan; (6)
modify note on Landscape Plan which references the 6' -high screen hedge to read "a
variance being sought for hedge screening of Building A loading dock"; (7) The
irrigation plan must be signed and sealed by a licensed irrigator, and (8) compliance with
Engineering comments. The motion was seconded by Commissioner Stewart; motion
carried (6-0) with Commissioners Lowry, Wheeler, McCaffrey, Cruse, Redford, and
Stewart voting in favor. None opposed.
9. To consider the approval of a Preliminary Plat of Lot 3, Block C. of Northlake 635
Business Park, to allow the development of a 25,050 square foot office/warehouse
facility on 2.3508 acres of property, located on the west side of Lakeshore Drive,
approximately 423.6' north of Crestside Drive, at the request of The Richmond
Group.
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Assistant Planning Director Pert Virtanen introduced the item to the Commission stating
that this site will accommodate a 25,000 square foot officelwarehouse facility. Staff
recommends approval of this Preliminary Plat with the conditions listed in the Staff
Report.
Jim Corkill, The Richmond Group, 12200 Stemmons Freeway, Suite 207, Dallas, TX,
was present to represent this item before the Commission and answer any questions. He
stated that the applicant is in the process of implementing the suggested changes.
No discussion followed.
Commissioner Wheeler made a motion to approve Northlake 635 Business Park, Lot 3,
Block C, Preliminary Plat, subject to the following conditions: (1) Correction of the
street name shown as Cowboy Drive to Wrangler Drive; (2) revision of the landscape
plan to reflect the changes in pavement shown on the revised site plan, and (3)
compliance with Engineering and Fire Department comments. The motion was seconded
by Commissioner Cruse; motion carried (6-0) with Commissioners Lowry, Wheeler,
McCaffrey, Cruse, Redford, and Stewart voting in favor. None opposed.
10. To consider the approval of Northpoint Drive, Right -of -Way Dedication, Preliminary
Pte, to allow the extension of Northpoint Drive westward to tie in with State
Highway 121 through property located along the east side of State Highway 121,
west of Freeport North Business Park, at the request of Rust Lichliter/Jameson.
Planning and Zoning Coordinator Isabelle Moro introduced the item to the Commission
stating that Northpoint Drive is located in the Freeport North Business Park. The
proposed extension will tie into the S.H. 121 service road. Staff has requested the
applicant to provide to the Planning Department an approval letter from the Texas
Department of Transportation agreeing to the continuance of a natural drainage pattern
when the area is developed. Staff recommends approval of the Preliminary Plat.
Steve Gude, Rust Lichliter/Jameson, 1420 W. Mockingbird Lane, #300, Dallas, TX, was
present to represent this item before the Commission and answer any questions. He
stated that the applicant is working with the Engineering Department regarding the
drainage issue.
Some discussion followed.
Commissioner McCaffrey made a motion to approve Northpoint Drive, Right -of -Way
Dedication, Preliminary Plat. The motion was seconded by Commissioner Wheeler;
motion carried (6-0) with Commissioners Lowry, Wheeler, McCaffrey, Cruse, Redford,
and Stewart voting in favor. None opposed.
11. To consider the approval of All Care Veterinary Hospital, Preliminary Plat, to allow
the development of a veterinary clinic on .703 acres of property, located on the west
side of Denton Tap Road, approximately 240' north of Parkway Blvd., at the
request of Dowdey, Anderson & Associates, Inc.
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Planning and Zoning Coordinator Isabelle Moro introduced the item to the Commission
stating that Staff recommends approval, subject to the conditions listed in the Staff
Report.
Bill Anderson, Dowdey Anderson & 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 comments.
Some discussion followed.
Commissioner Lowry made a motion to approve the All -Care Veterinary Hospital,
Preliminary Plat, subject to the following conditions: (1) Correct adjacent zoning
reference from "PD -29 SF -9" to "PD -129 SF -9"; (2) reorient monument sign such that
all sides of the sign are 75' from property lines other than those property lines fronting
the street right-of-way; (3) on the landscape plan, in the table which summarizes city
requirements,, include a statement referring to 15 feet landscape setback and minimum
density of one tree for every 40 feet of frontage required in a primary image zone. Also,
include a summary of total provided landscape; (4) compliance with Engineering
comment, as follows: An off-site access easement will be required for the construction
of the common driveway to the south of this site. The motion was seconded by
Commissioner Cruse; motion carried (6-0) with Commissioners Lowry, Wheeler,
McCaffrey, Cruse, Redford, and Stewart voting in favor. None opposed.
12. To consider the approval of Coppell Greens, Preliminary_ Plat, to allow the
development of a 217 -lot single-family residential subdivision on 62.4 acres of
property, located at the northwest corner of Denton Tap Road and State Highway
121 Bypass, at the request of Dowdey, Anderson & Associates, Inc.
Assistant Planning Director Pert Virtanen introduced the item to the Commission stating
that the Site Plan was approved with the Planned Development. Staff recommends
approval of this Preliminary Plat, subject to the conditions listed in the Staff Report.
Bill Anderson, Dowdey, Anderson & Associates, 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 comments.
Some discussion followed.
Commissioner Wheeler made a motion to approve the Coppell Greens, Preliminary Plat,
subject to the following conditions: (1) Place on face of the Final Plat as well as in the
Homeowner Deed Restrictions/Agreements the following: "As a part of all executed
monetary contracts, a disclosure letter must be given to home buyers indicating the
following information: (a) The development is located along the State Highway 121
Bypass and (b) Due to the proximity of D/FW and Love Field airports, there may be
occurrences of ambient aircraft noise due to aircraft overflights, and (2) compliance with
Engineering comments. The motion was seconded by Commissioner McCaffrey; motion
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carried (6-0) with Commissioners Lowry, Wheeler, McCaffrey, Cruse, Redford, and
Stewart voting in favor. None opposed.
13. To consider the approval of Town Center Addition, Lot 1, Block 2, Final Plat, to
allow the development of a shopping center on 9.8809 acres of property fronting the
north side of Sandy Lake Road and the east side of Denton Tap Road, adjoining the
Overton Bank property, at the request of Dowdey, Anderson & Associates, Inc.
Assistant Planning Director Pert Virtanen introduced the item to the Commission stating
that Staff recommends approval of the Final Plat, subject to the conditions listed in the
Staff Report.
Bill Anderson, Dowdey, Anderson & Associates, 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 comments, but would like to go
with a 20' radius on a fire lane vs. a 30' in order to save a tree.
Some discussion followed.
Commissioner Redford made a motion to approve Town Center Shopping Center, Lot
1, Block 2, Final Plat, subject to the following conditions: (1) Compliance with
Engineering Department comments; (2) correction of the signature block to reflect that
City Council is the final approval authority, and (3) a 20' radius in the fire lane be
allowed in order to preserve the tree as described by the applicant. The motion was
seconded by Commissioner Lowry; motion carried (6-0) with Commissioners Lowry,
Wheeler, McCaffrey, Cruse, Redford, and Stewart voting in favor. None opposed.
14. To consider the approval of Vistas of Coppgll, Phase 2A, Final Plat, to allow the
development of 8 lots of the proposed 126 -lot residential subdivision, located
approximately 2500' west of MacArthur Blvd., along the south side of Spur 553
(also known as Vista Ridge Blvd.), north of Denton Creek, at the request of Carter
& Burgess Inc.
Planning and Zoning Coordinator Isabelle Moro introduced the item to the Commission
stating this Final Plat involves 8 lots of a proposed 126 -lot residential subdivision. She
stated that park fees will be assessed on the 8 lots for the construction of a Hike and Bike
Trail. Staff recommends approval of this Final Plat, subject to the conditions listed in
the Staff Report.
Derek Earl, Centex Homes, 1660 S. Stemmons, Lewisville, 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.
Commissioner Wheeler stated that he has consistently been against this project because
he believes that it is not in the best interest of Coppell that this property be developed
with single-family use. For the record, he will abstain from this vote, realizing that his
vote will be considered a yes vote.
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Commissioner Cruse made a motion to approve the Vistas of Coppell, Phase 2A, Final
Plat, subject to the following conditions: (1) Place on face of the Final Plat as well as
in the Homeowner Deed Restrictions/Agreements the following: "As a part of all
executed monetary contracts, a disclosure letter must be given to home buyers indicating
the following information: (a) The development is located along the State Highway 121
Bypass, (b) Due to ' the proximity of D/FW and Love Field airports, there may be
occurrences of ambient aircraft noise due to aircraft overflights, and (c) The tax impact
of the Levee Improvement District." (2) Compliance with Engineering and Fire
Department comments, and (3) The Homeowner Deed Restrictions/Agreement is
approved by the City Attorney prior to the recording of the plat. The motion was
seconded by Commissioner Redford; motion carried (5-0-1) with Commissioners Lowry,
McCaffrey, Cruse, Redford, and Stewart voting in favor. None opposed. Commissioner
Wheeler abstained.
15. To consider the approval of Minyard Addition, Lots 1 & 2, Block 1, Preliminary
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 this property will be platted in two lots. A 240,000 square foot warehouse
expansion will be built on Lot 1, along with the existing Minyard buildings. Lot 2
remains vacant. Staff recommends approval of the Preliminary Plat, subject to the
conditions listed in the Staff Report with the exception of Recommendation #2, which has
been met.
Marlon Pritchett, Director of Retail Services for Minyard Food Stores, 777 Freeport
Parkway, Coppell, TX, was present to represent this item before the Commission and
answer any questions. He stated that the applicant is in agreement with Staff
recommendations.
No discussion followed.
Commissioner Redford made a motion to approve the Minyard Addition, Lots 1 & 2,
Block 1, Preliminary Plat, subject to the following conditions: (1) City Council granting
a variance for asphalt fire lanes; (2) Bethel Road being shown on Landscape Plan as well
as the calculations for the required and proposed landscaping, and (3) Compliance with
Engineering comments as follows: (a) A 45' right-of-way dedication from centerline of
Bethel Road should be provided, and (b) provide easement for all meters and vaults
located outside of the 45' right-of-way dedication. The motion was seconded by
Commissioner McCaffrey; motion carried (6-0) with Commissioners Lowry, Wheeler,
McCaffrey, Cruse, Redford, and Stewart voting in favor. None opposed.
16. General discussion concerning planning and zoning issues
A. Planning Commission appointments
Gary Sieb announced that three new appointees have been named to the Planning
and Zoning Commission, replacing the three incumbents. Andra Mabry, Angelo
DeFilippo and Richard Jones are replacing George Redford, Texx Stewart and
Karen Reyher. Gary proceeded to make a tribute to George, Texx and Karen,
thanking them for their service to the community and telling them that they will
be missed.
B. Comprehensive Plan
Gary Sieb stated that the final draft of the Comprehensive Plan has been reviewed
by staff, and it will come before the Commission as a written document hopefully
within the next two months.
With nothing further to discuss, the meeting adjourned at approximately 11:35 p.m.
George Redford,
ATTEST:
Barbara 14. Jahoda, Administrative Secretary
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