BM 1996-06-20 PZMinutes of June 20, 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, June 20, 1996, in the Coppell Town Center, 255
Parkway Boulevard, Coppell, Texas 75019. The following members were present:
Vice Chairman Larry Wheeler
Commissioner Texx Stewart
Commissioner Karen Reyher
Commissioner Madge Cruse
Commissioner Stan Lowry
Also present were Assistant City Manager/City Engineer Ken Griffin, Planning Director Gary
Sieb, Assistant Planning Director Pert Virtanen, Planning and Zoning Coordinator Isabelle Moro
and Administrative Secretary Barbara Jahoda. Chairman George Redford and Commissioner
Rick McCaffrey were absent.
PRE -SESSION (Open to the Public)
1. Briefing on the Agenda.
REGULAR SESSION (Open to the Public)
2. Call to Order
Vice Chairman Wheeler called the meeting to order.
3. Approval of Minutes dated May 16, 1996
Commissioner Cruse made a motion to approve the minutes of May 16, 1996, as
submitted. Commissioner Lowry seconded; motion carried (5-0) with Commissioners
Lowry, Wheeler, Cruse, Reyher and Stewart voting in favor. None opposed.
4. PUBLIC HEARING: To consider the approval of Case No. PD-145R(CH).Woodridge
Addition, Site Plan Amendment to amend the conditions of the planned development as
they apply to parking requirements for Lot 20, Block I, to allow construction of a carport
on the existing concrete slab on the rear of the property located on the north side of
Sugarberry Drive, approximately 815 feet east of Mapleleaf, at the request of Susan
Blackwood.
Assistant Planning Director Pert Virtanen introduced the item to the Commission stating
that as a result of being in a Planned Development District, this applicant could not go
before the Board of Adjustment to plead her case because the Board has no authority to
grant a variance to the standards of a Planned Development District. In this instance,
the owner of the property wants to build a carport over an existing two -car concrete pad
which is located within her 20' rear yard. Attached garages were not required at the
time this development was built. Staff has reviewed this request and feels that this
applicant is requesting a privilege that 111 other property owners of similar type homes
do not have, and there have been instances where owners have built attached garages and
have observed all the requirements of the previous Town House district and of the
current Planned Development District. Staff does not object to modifying the standard
if that meets with the approval of the surrounding area residents. The Woodridge
Homeowners Association was contacted. Gary Daniels, HOA President, consulted with
his Board of Directors and their position is that carports are fine but they should be
attached to the house and yard requirements should be observed. Pitched roofs with
roofing material which matches the house should be used. Since this requirement is no
less restrictive than the current zoning requirement, Staff sees no reason to change the
existing standards and recommends denial of this request.
Susan Blackwood, 936 Sugarberry, Coppell, TX, owner of this property, was present to
represent this item before the Commission and answer any questions. Her presentation
consisted of a number of photographs taken of various existing car ports and attached
garages in the neighborhood.
Vice 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.
Vice Chairman Wheeler then asked for people present who wanted to speak in opposition
to this request to come forward.
Gary Daniels, 911 Rolling Brook, Coppell, TX, President of the
Woodridge Homeowners Association
Vice Chairman Wheeler then closed the Public Hearing.
After some discussion, there was consensus that an Ad Hoc Committee, consisting of the
Homeowners President or other member, the applicant, a Commission member, etc.,
be formed to study means of resolving the PD -145 carport issue and make a
recommendation to the Commission within 30 days, if possible.
Commissioner Stewart made a motion to deny Case No. PD-145R(CH), Woodridge
Addition Site Plan Amendment and recommended that an Ad Hoc Committee be formed
to study this carport issue and recommend a solution within 30 days, if possible.
Commissioner Lowry seconded. Motion carried (5-0) with Commissioners Lowry,
Wheeler, Cruse, Reyher and Stewart voting in favor of denial. None opposed.
5. To consider the approval of Town Center Shopping Center, Lot 1, Block 2,
Preliminary Plat, to allow the development of a shopping center on 8.943 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 this Preliminary Plat was seen by the Commission in April and May. The Plat was
denied on May 16th since the zoning required for the proposed development had special
conditions and because of required Site Plan approval. The Site Plan has been amended
and reviewed by Staff. Staff's remaining concern relates to the large 28" oak tree at the
northern center of the property and believes that the building can be reconfigured to
accommodate it. The City's consulting arborist feels that this tree can be saved. Staff
recommends approval with the condition that this tree remain, subject to Engineering
comments, and subject to the Board of Adjustment granting a special exception to permit
a reduction of parking requirements and granting a variance of interior vehicular use area
landscaping requirements to permit a reduction of landscape islands so that they can be
grouped in larger areas and thereby save as many existing trees as possible. He stated
that a stipulation could be placed on the Site Plan that the anchor tenant be a grocery
store and suggested that loading and unloading times be discussed.
Bill Anderson, Dowdey, Anderson and Associates, Inc., 16250 Dallas Parkway, #100,
Dallas, TX, was present to represent this item before the Commission and answer any
questions. Kevin Caldwell, Vice President of Ewing Properties was also present to
discuss the overall plan.
Extensive discussion followed.
Although not a Public Hearing, Vice Chairman Wheeler allowed the following concerned
citizens to speak regarding this proposal:
Kathleen Vint, 105 Dickens Drive, Coppell, TX
Dave McCallum, 316 Parkview, Coppell, TX
Jim McCown, 109 Dickens Drive, Coppell, TX
Janet Nawoj, 137 Dickens Drive, Coppell, TX
Bill Freda, 161 Dickens Drive, Coppell, TX
Karen Stewart, 171 Michelle Place, Coppell, TX
Vice Chairman Wheeler closed the public comments.
Gary Sieb, Director of Planning, gave a summary of the history of this Town Center
property.
More discussion followed. Ken Griffin, Assistant City Manager/City Engineer addressed
the traffic flow issue.
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Vice Chairman Wheeler made a motion to approve Town Center Shopping Center, Lot
1, Block 2, Preliminary Plat, with the following conditions: (1) Revision of the Site Plan
and Landscape Plans to show the preservation of the 28" oak tree located approximately
45' east of the Wendy's site; (2) adequate screening for utility air conditioning units
located on the top of the building; (3) utility boxes or units at the rear of the building
must be painted to match the color of the building, whenever possible; (4) the hours of
loading and unloading be restricted from 10 p.m. to 6 a.m. , daily; (5) the developer will
make sure that trees that can be saved are properly fenced off and protected during the
construction phase; (6) the anchor tenant will be a grocery store; (7) subject to the SF -12
to TC zoning change being granted on one acre of this property, which is pending before
Council; (8) additional treed landscaping at the northwest corner of the property; (9) all
landscaping be kept in a healthy and growing condition and that any dead or dying trees
be promptly replaced; (10) the Board of Adjustment granting a special exception to
permit a reduction of parking requirements, and (11) the Board of Adjustment granting
a variance of interior vehicular use area landscaping requirements to permit a reduction
in the number of landscape islands within parking areas for the purpose of enlarging the
size of the islands provided and, thereby, saving more existing trees than otherwise
possible. The motion was seconded by Commissioner Lowry. Motion carried (4-1) with
Commissioners Lowry, Wheeler, Cruse, and Stewart voting in favor. Commissioner
Reyher opposed.
A ten-minute break was observed.
6. To consider the approval of MacArthur Plaza Addition (Sunbelt Self Storage), Lot
1. Block 1, Final Plat, to allow the development of a mini -warehouse facility with
on -premises residential use by management personnel, located on the west side of
MacArthur Boulevard, adjacent to the T.U. Electric transmission line, at the request
of Walter Nelson & Associates, Inc.
Planning and Zoning Coordinator Isabelle Moro introduced the item to the Commission
stating that there will be 18 buildings, including the office and manager's residence, on
this 3.6486 acre site. When this case was going through the zoning application process,
City Council required Sunbelt to contact T. U. Electric regarding permission to landscape
within the T. U. right-of-way on the western property line. The applicant proposes to
plant photinias within this right-of-way and will stay as close to the buildings as possible.
Both T. U. Electric and Sunbelt are in the process of finalizing the details of this
landscaping. Staff recommends approval of this Final Plat, subject to correction of
zoning references to adjacent properties. Ms. Moro also mentioned that impact fees must
be paid prior to the submission of the final executed plat and the plat must be filed with
the Dallas County Plat Records Department prior to the issuance of a building permit.
Walter Nelson, Walter J. Nelson & Associates, 308 N. W. 2nd street, Suite 5, Grand
Prairie, TX, 75050, was present to represent this item before the Commission and
answer any questions. He's in agreement with the Staffs recommendation.
Commissioner Cruse made a motion to approve MacArthur Plaza (Sunbelt Self Storage),
Lot 1, Block 1, Final Plat, with the following condition: On the Final Plat, Site Plan
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and Irrigation Plan, correct the zoning references for adjacent properties as follows:
Property to the east is zoned PD -C (Planned Development, Commercial); Property to the
south is zoned C (Commercial). The motion was seconded by Commissioner Reyher;
motion carried (5-0) with Commissioners Lowry, Wheeler, Cruse, Reyher and Stewart
voting in favor. None opposed.
7. To consider the approval of MacArthur Plaza Addition (City Garage). Lots 2 and
3, Block 1, Final Plat, to allow the development of a minor automotive service
facility, located on the west side of MacArthur Boulevard, approximately 1,140 feet
north of Beltline Road, at the request of Vilbig & Associates, Inc.
Planning and Zoning Coordinator Isabelle Moro introduced the item to the Commission
stating that this proposal consists of two lots, Lot 3 for City Garage and the PD open
space area (Lot 2 of the overall Planned Development). Staff recommends approval of
the Final Plat, subject to an irrigation plan for Lot 2, signed and sealed by a licensed
irrigator. Ms. Moro also mentioned that impact fees must be paid prior to the
submission of the final executed plat and the plat must be filed with the Dallas County
Plat Records Department prior to the issuance of a building permit.
David Vilbig, Vilbig & Associates, Inc., 10132 Monroe Drive, Dallas, TX, 75229, 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 Lowry made a motion to approve MacArthur Plaza (City Garage), Lots
2 and 3, Block 1, Final Plat, subject to submission of an irrigation plan for Lot 2, the
common landscaped area, signed and sealed by a licensed irrigator. The motion was
seconded by Commissioner Stewart; motion carried (5-0) with Commissioners Lowry,
Wheeler, Cruse, Reyher and Stewart voting in favor. None opposed.
8. To consider the approval of MacArthur Plaza Addition (SpeeDeg Lube and Oil). Lot
4, Block 1, Final Plat, to allow the development of a minor automotive service
facility, located on the west side of MacArthur Boulevard, approximately 1,014 feet
north of Beltline Road, at the request of Hennessey Engineering, Inc.
Planning and Zoning Coordinator Isabelle Moro introduced the item to the Commission
stating that the applicant is asking to make a minor change in their Site Plan in order to
make a 2 -way vehicular access in the front and rear of the building. The landscaping
buffer between their site and Sonic's has been reconfigured. Staff has reviewed this
revised Site Plan and is in agreement and will handle this revision as a minor amendment
to the Planned Development and this revised Site Plan will be included when the PD
Ordinance goes before Council. Staff recommends approval of this Final Plat subject to
the Site Plan showing the proposed landscaping on the property being signed and sealed
by a licensed landscape architect or bona fide nurseryman and submittal of an irrigation
plan which has been signed and sealed by a licensed landscape irrigator. Ms. Moro also
mentioned that impact fees must be paid prior to the submission of the final executed plat
and the plat must be filed with the Dallas County Plat Records Department prior to the
issuance of a building permit.
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Some discussion followed as to traffic circulation.
Pete Hennessey, Hennessey Engineering, Inc., 1409 Third Avenue, Carrollton, TX
75006, 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 Stewart made a motion to approve MacArthur Plaza (SpeeDee), Lot 4,
Block 1, Final Plat, with the. following recommendations: (1) The Site Plan showing the
proposed landscaping on the property must be signed and sealed by a licensed landscape
architect or bona fide nurseryman, and (2) submit an Irrigation Plan signed and sealed
by a licensed landscape irrigator. The motion was seconded by Commissioner Lowry;
motion carried (5-0) with Commissioners Lowry, Wheeler, Cruse, Reyher and Stewart
voting in favor. None opposed.
9. To consider the approval of MacArthur Plaza Addition (Sonic Drive-in). Lot 5,
Block 1, Final Plat, to allow the development of a drive-through restaurant, located
on the west side of MacArthur Boulevard, approximately 860 feet north of Beltline
Road, at the request of Dowdey, Anderson and Associates, Inc.
Planning and Zoning Coordinator Isabelle Moro introduced the item to the Commission
stating that the Site Plan has been revised as in SpeeDee's case. This Sonic Drive -In
resembles the existing Sonic on Denton Tap Road but will have an additional covered
area for 7 pull -in parking spaces. Staff recommends approval of this Final Plat, subject
to six conditions being met. The new Site Plan will be included with the PD Ordinance.
Ms. Moro, once again, mentioned that impact fees must be paid prior to the submission
of the final executed plat and the plat must be filed with the Dallas County Plat Records
Department prior to the issuance of a building permit.
Bill Anderson, Dowdey, Anderson and Associates, Inc., 16250 Dallas Parkway, #100,
Dallas, TX, was present to represent this item before the Commission and answer any
questions. He clarified the number of parking spaces -- its the same number as the Sonic
on Denton Tap Road. Because of the configuration of the property, fewer spaces are
adjacent to the building. Mark Wainscott, Wainscott & Associates, 16775 Addison
Road, Dallas, TX, was also present.
Some discussion followed, including the definition of awning vs. canopy and colors.
Commissioner Cruse made a motion to approve MacArthur Plaza (Sonic), Lot 5, Block
1, Final Plat, with the following conditions: (1) Revise the following adjacent zoning
on the site plan: north of the site, the zoning is "PD -C", Planned Development,
Commercial and west of the site, the zoning is "PD -Mini -Warehouse", Planned
Development, Mini -Warehouse, (2) correct the summary table on the site plan to match
the square footage and acreage information in the legal description on the final plat, (3)
change "red stretched flex fabric awnings with light behind" reference on the brick
building elevations to reflect the approved awning color approved during the planned
development application which was "a color that matched the Historic Tan paint color",
(4) awning(s) will not be back -lit, (5) correct Note #8 under Brick Veneer Notes on the
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Brick Building Elevations to read, "Facia and trim paint to be Glidden Master Palette
Historic Tan 30YY 50/176, and (6) show visibility sight triangle easement at all
ingress/egress points on the plat. The motion was seconded by Commissioner Reyher;
motion carried (5-0) with Commissioners Lowry, Wheeler, Cruse, Reyher and Stewart
voting in favor. None opposed.
10. To consider the approval of Summit at the Springs. Final Plat, to allow the
development of a 55 -lot single-family residential subdivision on 20.96 acres of
property, located on the south side of Bethel Road, approximately 500' west of
Denton Tap Road, at the request of Dowdey, Anderson and Associates, Inc.
Planning and Zoning Coordinator Isabelle Moro introduced the item to the Commission
stating that this Final Plat is for Phase I only, consisting of 55 lots. The applicant is
working on the Floodplain Reclamation Study which directly impacts the development
of the second phase. Staff recommends approval of this Final Plat, subject to the three
conditions outlined in the Staff Report.
Bruce Heller, Fults Associates, Inc., 9400 N. Central Expressway, 5th floor, Dallas,
TX, was present to represent this item before the Commission and answer any questions.
He stated that the applicant is in agreement with Staffs conditions.
Commissioner Reyher made a motion to approve Summit at the Springs, Final Plat, with
the following conditions: (1) Final plat title block should read "Summit at the Springs,
Phase I"; (2) show and label all easements, and (3) the Preliminary Entry Development
East Entry Scheme 2 needs to show width of the roadway coming off of Bethel Road.
The motion was seconded by Commissioner Lowry; motion carried (5-0) with
Commissioners Lowry, Wheeler, Cruse, Reyher and Stewart voting in favor. None
opposed.
11. To consider the approval of Sandy Lake Addition (Children First Academy), Lot
2, Block A. Preliminary Plat, to allow the operation of a day care center on 1.937
acres of property, located on the west side of Samuel Boulevard, approximately
184.93 feet north of Sandy Lake Road, at the request of Dowdey, Anderson and
Associates, Inc.
Assistant Planning Director Pert Virtanen introduced the item to the Commission stating
that this proposal is to divide the property to provide a suitable day-care center site which
is a permitted use in a C (Commercial) zoned district. The development plan complies
with all City requirements with the exception that there may be some problem with fire
lane access. Basically the Fire Code calls for each part of the building to be within 150
feet of a fire lane. Currently, there is a portion of the property at the northeastern corner
which is more than 150 feet from the existing fire lane. On the property to the north,
there is a fire lane which extends all the way to the property line but a fire truck would
not be able to turn around because of the parking area. Staff recommends approval of
this Preliminary Plat, subject to Engineering recommendations and also subject to
identification and designation of fire lanes adequate to meet Fire Code requirements for
the proposed building. This will need to be worked out by the applicant and the City.
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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 the applicant is in agreement with Staffs conditions. Phil
Morley, Morley Architects, 210 Parker Boulevard, #100, Grapevine, TX, architect of
record for this project, was also present. He stated that there will be a maximum of 230
children at this facility.
Some discussion followed.
Commissioner Cruse made a motion to approve Sandy Lake Addition (Childrens First
Academy), Lot 2, Block A, Preliminary Plat, with the following conditions: (1)
Compliance with Engineering Department's comments, and (2) identification and
designation of fire lanes adequate to meet fire code requirements for the proposed
building. The motion was seconded by Commissioner Reyher; motion carried (5-0) with
Commissioners Lowry, Wheeler, Cruse, Reyher and Stewart voting in favor. None
opposed.
12. To consider the approval of Copnell Town Center Addition, Preliminary Plat, to
create a single lot that will allow the development of the Justice Center and the
future Fire Station No. 3, as well as accommodate the existing Town Center, located
on the south side of Parkway Boulevard, approximately 295.50 feet east of Denton
Tap Road, at the request of Pacheco Koch Consulting Engineers, Inc.
Assistant Planning Director Pert Virtanen introduced the item to the Commission stating
that Staff recommends approval of the Preliminary Plat and Site Plan.
Commissioner Lowry made a motion to approve the Coppell Town Center Addition,
Preliminary Plat. The motion was seconded by Commissioner Cruse; motion carried (5-
0) with Commissioners Lowry, Wheeler, Cruse, Reyher and Stewart voting in favor.
None opposed.
13. To consider the approval of Municipal Fire Station, No. 2. Lot 1, Block A,
Preliminary Plat, to allow the development of a municipal fire station on 1.15 acres
of property located on the east side of MacArthur Boulevard, approximately 3,027
feet north of Beltline Road, at the request of Jones and Boyd, Inc,
Assistant Planning Director Pert Virtanen introduced the item to the Commission stating
that Staff recommends approval of the Preliminary Plat. He stated that this new Fire
Station will replace the facility presently located on Moore Road.
Vice Chairman Wheeler made a motion to approve the Municipal Fire Station No. 2, Lot
1, Block A, Preliminary Plat. The motion was seconded by Commissioner Reyher;
motion carried (5-0) with Commissioners Lowry, Wheeler, Cruse, Reyher and Stewart
voting in favor. None opposed.
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14. General discussion concerning planning and zoning issues
A. Comprehensive Master Plan update
B. Director's Report
Gary Sieb, Director of Planning, stated that Comprehensive Master Plan was recently
approved by City Council. During a Workshop Session, the Council elected to go ahead
and not ask for adoption of the Master Plan document itself since the Master Plan map
is really being described in the written document. In a month or so, a refined finalized
written version of the Master Plan will be presented to the Commission.
With regard to the Director's Report, he then stated that from time to time, the
Commission will be hearing updates as to what is going on in the City. He referred to
the fact that Council did meet in Open Session recently with regard to the new Tom
Thumb proposal. This meeting followed all the notification requirements necessary to
hold this meeting and no Coppell citizens attended.
With nothing further to discuss, the meeting adjourned at approximately 11:07 p.m.
Larry Wheeler, Vice
ATTEST:
H. Jahoda, Administrative Secretary
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