BM 1994-12-15 PZMinutes of December 15, 1994
PLANNING AND ZONING C0NIlVIISSION
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 15, 1994, in the Coppell Town Center,
255 Parkway Boulevard, Coppell, Texas 75019. The following members were present:
Chairman Marsha Tunnell
Commissioner George Redford
Commissioner Stan Lowry
Commissioner Texx Stewart
Commissioner Chuck Sturges
Commissioner Carl Thompson
Commissioner Larry Wheeler
Also present were City Attorney Rob Dillard, City Engineer Ken Griffin, Planning Director
Gary Sieb, and Administrative Secretary Barbara Jahoda.
PRE -SESSION
1. Briefing on the Agenda.
REGULAR SESSION
2. Call to Order
Chairman Tunnell called the meeting to order.
3. Invocation
Commissioner Thompson gave the invocation.
4. Approval of Minutes dated November 14, 1994.
Commissioner Wheeler moved to approve the minutes of November 14, 1994, as
submitted. Commissioner Lowry seconded the motion; motion carried (7-0) with
Commissioners Lowry, Wheeler, Thompson, Tunnell, Redford, Sturges, and Stewart
voting in favor of approval. None opposed.
5. PUBLIC HEARING: To consider the approval of ZC-571, zoning change from LI
(Light Industrial) to SF -9 (Single Family -9) to allow the construction of single
family homes on 8.6501 acres of property located at the southeast corner of State
and Thweatt Roads, at the request of Nathan D. Maier Consulting Engineers, Inc.
Planning Director Gary Sieb introduced the item to the Commission, stating that via a
letter from Nathan D. Maier Consulting Engineers, Inc., dated December 6, 1994, the
applicant has asked to have this case held under advisement to the January 19, 1995,
Planning and Zoning Meeting date, with the hearing left open. Mr. Sieb stated that staff
would entertain a recommendation this evening or continue the hearing until January
19th. He also mentioned that the Planning Department had received one letter from a
neighborhood resident requesting that this case be postponed to the next Commission
meeting.
Bill Dahlstrom, 4000 Fountain Place, Dallas, TX, was present to request the continuance
of this case to the January 19, 1995, meeting date. He stated that the developer has been
in communication with the neighborhood group but has not been able to get together to
discuss the issues and present plans. He also said that the neighborhood is supportive
of the continuance request.
Chairman Tunnell opened the Public Hearing, asking for people present who wanted to
speak on this proposal to come forward.
There were none.
Commissioner Redford made a motion to close the Public Hearing and hold Case No.
ZC-571 under advisement with the hearing left open until the January 19, 1995, Planning
and Zoning Commission Meeting. Commissioner Sturges seconded the motion. Motion
carried (7-0) with Commissioners Lowry, Wheeler, Thompson, Tunnell, Redford,
Sturges, and Stewart voting in favor of approval. None opposed.
6. PUBLIC HEARING: To consider the approval of amending the Comprehensive
Zoning Ordinance of the City of Coppell, Texas, as heretofore amended, by
amending Section 41-1, Subsection 2, to delete the requirement that at least one
member of the Board of Adjustment must also be a member of the Planning and
Zoning Commission; to provide that the Chairman of the Planning and Zoning
Commission shall serve as an ex officio member of the Board of Adjustment;
providing a repealing clause; providing a severability clause; and providing an
effective date.
Planning Director Gary Sieb introduced the item to the Commission, stating that this
revision would allow one additional citizen of the community to serve on the Planning
Commission as opposed to having one person serve on both the Board of Adjustment and
the Planning Commission. It also provides for the Chairman of the Planning
Commission to serve as an ex officio member of the Board of Adjustment. Staff
recommends approval of this amendment change.
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Chairman Tunnell opened the Public Hearing, asking for people present who wanted to
speak on this proposal to come forward.
There were none.
Extended discussion was held as to the ex officio member duties and obligations and
whether or not this phrase should be in the amendment.
After additional input from Attorney Dillard, Commissioner Sturges made a motion to
close the Public Hearing and recommend this text amendment, eliminating reference to
the Planning and Zoning Commission Chairman being an ex officio member of the
Board of Adjustment and changing the wording in the 5th sentence of Section 41-1,
Subsection 2, as follows: the word "chairman" be amended to "chairperson" and the
word "his" be amended to "a". Commissioner Thompson seconded the motion. Motion
carried (7-0) with Commissioners Lowry, Wheeler, Thompson, Tunnell, Redford,
Sturges, and Stewart voting in favor of approval. None opposed.
7. To consider the approval of Gulf United Industries Addition, Preliminary Plat, to
allow the construction of a Gulf Bearing, Inc., facility on 11.2 acres of property
located at the northwest corner of Royal Lane and Bethel Road, at the request of
Gromatzky, Dupree and Associates.
Planning Director Gary Sieb introduced the item to the Commission, stating that this is
a request for a 165-170,000 square foot building to house Gulf Bearing, Inc., owner of
this 11.2 acre tract of property. This use reflects the recommended use of the
Comprehensive Plan and is in conformance with the over-all development and vision for
this area of the City. The following conditions needed to be met: (1) utility easements
will be needed; (2) landscape plans will require seals and quantity breakdown; (3) a fire
lane will be required through the south parking lot; (4) the building will need to be
sprinklered; (5) typical fire hydrant locations must be met, (6) landscaped setbacks (10
feet) with 3' high screening is required along the west property line where parking is
shown; (7) common driveway easement, drainage system/easement, and additional 5'
easement along Royal Lane need to be shown on the face of the Plat, and (8) escrow will
be required for Bethel Road. With these conditions being met, staff recommends
approval.
Kathy Rabuse, Gromatzky, Dupree, 2626 Cole, Suite 100, Dallas, TX, was present to
represent this item before the Commission and answer any questions. Ms. Rabuse stated
that Gulf Bearing is a distributor of ball bearings and roller bearings. Their Grapevine
group, Los Angeles group and Minneapolis group will be consolidating to the Coppell
location. She also indicated that screening variances and sidewalk elimination would be
asked of Council. Russ Ramsey, Comptroller, also spoke, stating that the company will
employ approximately 85-95 full-time employees.
Commissioner Lowry made a motion to approve the Gulf United Industries Preliminary
Plat. Commissioner Wheeler seconded the motion. The motion carried (7-0) with
Commissioners Lowry, Wheeler, Thompson, Tunnell, Redford, Sturges and Stewart
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voting in favor. None opposed.
Mr. Sieb commented that these people worked very closely with staff, coming to speak
to staff before the decision was ever made to come to Coppell. He stated that this has
been a very amicable relationship and staff applauds them for working so hard during this
process and thanked the Commission for its unanimous vote on this project.
8. To consider the approval of The Enclaves on the Parkway,. Preliminary Plat, to
allow the development of 21 single family lots on 5.843 acres of property located on
the south side of Parkway Boulevard, east of the Parks of Coppell and west of the
Parkview Addition (across from Kid County), at the request of Dowdey, Anderson
& Associates, Inc.
Planning Director Gary Sieb introduced the item to the Commission, stating that this case
was originally heard on October 20th at which time it was denied for a number of
technical reasons. Since that time, the applicant had requested a workshop session with
Council to explain its proposal. That request was honored at the Council Meeting of
November 29th. This discussion was complicated because of the drainage area located
on the south side of Parkway Boulevard, close to Kid Country. Subsequent to
the
Council briefing, the Council made the following comments which the Planning
Commission should be aware of: (1) one of the requests of the applicant was that the
parks fees might be waived in this case -- Council was not agreeable to waiving these
park fees, (2) some concern was expressed as to who would actually own the drainage
area which is currently owned by the RTC. At one point, it was thought that the City
could enter into a joint partnership agreement with the applicant to develop the canal, but
legal counsel has advised that the canal needs to be conveyed to one entity; their strong
recommendation is that the RTC convey this property to Wilbow Peck, the developer,
(3) who would do what type of construction, who would be responsible for construction,
how much would it cost that entity before the completion of the project (these numbers
were discussed during the briefing session)?
David Blom, Wilbow Peck Corporation, 3960 Broadway, Garland, TX, was present to
represent the item before the Commission and answer any questions. He stated that the
canal issue comes down to three points: (1) the title or ownership of the canal, (2) what
the construction costs are of improving and cleaning up the canal or swamp area, and (3)
the formation of a Homeowners Association in accordance with the City's standard form.
Regarding title to the canal, Mr. Blom has spoken directly to Mr. Keith Shanky of the
RTC. They have the quit claim deed and Wilbow Peck is willing to take title, however
Wilbow Peck would like to ask is that the entity into which they convey the RTC canal?
They would like it to be a separate corporation from the one which does the 21 lot
development, solely for purposes of liability. He indicated that the best and lowest bid,
in his estimation, would be approximately $4590009 vs. the $50,000 estimate previously
stated which would be the City's cost of building the millsap wall. All excavation,
engineering and the field management covering the entire canal tract would be Wilbow
ting that the City share in one side of the millsap
Peck's responsibility. They are reques
stone wall and provide the funds for the actual concrete pipe in that eastern -most tip of
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the drainage area. They are happy to comply with the standard City form regarding the
Homeowners Association. An estimate of Homeowner Association costs would be
approximately $55 to $65 per month/per lot. Bill Anderson, Dowdey Anderson and
Associates, also spoke.
Extended discussion ensued which mostly regarded ownership and maintenance of the
drainage areas.
Commissioner Stewart motioned to approve The Enclaves on the Parkway, Preliminary
Plat with the following conditions: (1) care needs to be taken to insure the Homeowners
Association Agreement clearly spells out the obligations of the homeowners, such
agreement needs to be submitted to the City for review; (2) the property currently under
ownership of the RTC would need to be transferred to the Wilbow Peck group prior to
any agreement being struck between the developer and the City regarding maintenance,
ownership, or improvement to the canal area; (3) there needs to be landscaping and an
access easement between Lots 15 and 16, and (4) costs associated with City/Developer
participation need resolution. Commissioner Lowry seconded the motion. Motion
carried (6-1) with Commissioners Lowry, Wheeler, Tunnell, Redford, Sturges and
Stewart voting in favor. Commissioner Thompson opposed.
9. To consider the approval of Primrose School of COPP911. Preliminary Plat, Lot 1,
Block 1, to allow the operation of a day care center on 2.814 acres of property
located at the southwest corner of Parkway Boulevard and Heartz Road, just east
of City Hall, at the request of Dowdey Anderson & Associates, Inc.
Planning Director Gary Sieb stated that this 2.814 acre parcel of property is proposed to
be platted into two lots, one to house a private day care center. Mr. Sieb mentioned that
there was some concern about the setback of the side yard off Heartz Road. Staff made
the comment that it would be nice if the play areas could be moved to the other side of
the building. The applicant has stated that this would be physically impossible to do
because of the configuration of the building; however, they have indicated that they are
doing some additional landscaping adjacent to the wrought iron fence on the Heartz Road
side. At the work session a wrought iron vs. chain link fence that shows on the western
boundary was discussed. This needs to be resolved during tonight's hearing. He also
stated the conditions upon which staff would recommend approval.
Ken Reimer, 3712 McFarlan, Dallas, TX, was present to represent this item before the
Commission and answer questions. He gave a synopsis of his background experience
and indicated that 135 children would be cared for at this center. Odis Ray, Senior Vice
President of AIG Architects, 1521 N. Cooper, Arlington, TX, also spoke.
Discussion followed.
Commissioner Wheeler made a motion to approve Primrose School of Coppell,
Preliminary Plat, subject to the following conditions: (1) the maximum signage is 75
square feet; (2) lot 1 needs to show a 30' future right-of-way for the "ring road"; (3)
landscape and irrigation plans shall follow streetscape guidelines; (4) utility easements
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need to be provided; (5) a decorative metal fence will be on the east, south and west side
of the property; (6) the western playground needs to be moved back 3 feet; (7)
landscaping needs to be provided along the west side yard, and (8) the building design
needs approval of the Town Center Architectural Review Board. Commissioner
Thompson seconded the motion. Motion carried (7-0) with Commissioners Lowry,
Wheeler, Thompson, Tunnell, Redford, Sturges, and Stewart voting in favor. None
opposed.
10. To consider the approval of Rejoice Lutheran Church, Final Plat, to allow the
construction of a church on 3.920 acres of property located on the north side of
Sandy Lake Road, 600 feet east of Lodge Road, at the request of Halff Associates,
Inc.
Planning Director Gary Sieb stated that staff recommends approval of this Final Plat with
the following conditions: (1) there needs to be a note on the Plat that maintenance of the
north screening wall will be undertaken by the church; (2) water/sewer impact fees must
be paid; (3) assurance that the building will be sprinklered needs to be shown on the face
of the Plat; (4) utility easements will be needed; (5) the fire hydrant location needs to be
noted; and (6) fire lanes need to be shown the Final Plat.
Jerry Roberts, Halff Associates, 4000 Fossilcreek Boulevard, Fort Worth, TX, was
present to represent this item before the Commission and answer questions.
Commissioner Thompson made a motion to approve Rejoice Lutheran Church, Final
Plat, subject to staff s conditions. Commissioner Stewart seconded the motion. Motion
carried (7-0) with Commissioners Lowry, Wheeler, Thompson, Tunnell, Redford,
Sturges, and Stewart voting in favor. None opposed.
11. General discussion concerning planning and zoning issues.
A. Comprehensive Master Plan update
Planning Director Gary Sieb stated the Comprehensive Master Plan contract had been
awarded to Hellmuth, Obata & Kassabaum, Inc., planning consultants. The contract was
approved by Council on Tuesday, December 13th and HOK projects that the Master Plan
can be completed before the end of next summer. They will be talking to the
Commission and Council as a group or individually in the near future to get ideas.
There is a consultant doing the Hike and Bike Trail and a joint workshop with the
Planning Commission and the Parks and Recreation Board will be held here at City Hal
on Monday, January 23rd. The Commission was urged to set that date aside.
Mr. Sieb also mentioned that Council had expressed some concern regarding landscaping
requirements in the Zoning Ordinance; specifically as they relate to Industrial districts.
Council has directed the City Manager to come forward with possible changes to the
Ordinance so within the next 90 days or so, potential changes to the Ordinance that might
require less stringent landscaping requirements for Industrial districts, at least behind the
buildings, will be coming before the Commission.
Mr. Sieb commented on the large blue binders entitled "A Guide to Urban Planning in
Texas Communities", which had been given to each Commission member stating that Jim
Witt attended the TML Conference and brought back -this guide book for the Planning
and Zoning Commissioners. The Commissioners were urged to review it.
Comment was made as to the zoning map place mats which each Commissioner had
before him/her. These maps will be made available at upcoming Commission meetings.
With nothing further to discuss, the meeting adjourned at 9:45 p.m.
Marsha Tunnell, Chairman
ATTEST:
H. Jaho , Administrative Secretary
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