BM 1994-09-15 PZMinutes of September 15, 1994
PLANNING AND ZONING CONMUSSION
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 15, 1994, in the Coppell Town Center,
255 Parkway Boulevard, Coppell, Texas 75019. The following members were present:
Chairman Marsha Tunnell
Commissioner Stan Lowry
Commissioner Carl Thompson
Commissioner Larry Wheeler
Commissioner George Redford
Also present were City Engineer Ken Griffin, Planning Director Gary Sieb, Acting Planning and
Zoning Coordinator Isabelle Moro, and Administrative Secretary Barbara Jahoda.
Commissioner Ray Hildebrand was absent. The resignation of Don Meador has created a
vacancy on the Commission.
PRE -SESSION (Open to the Public)
1. Briefing on agenda.
REGULAR SESSION (Open to the Public)
2. Call to Order
Chairman Tunnell called the meeting to order.
3. Invocation
Commissioner Thompson gave the invocation.
4. Approval of Minutes dated August 18, 1994
Commissioner Wheeler moved to approve the minutes of August 18, 1994, as submitted.
Commissioner Thompson seconded the motion; motion carried (5-0) with Commissioners
Lowry, Wheeler, Thompson, Tunnell, and Redford voting in favor of approval. None
opposed.
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5. PUBLIC HEARING: To consider the approval of Lakeside Village Addition. Replat
of part of Lots 2 and 3, to allow the operation of Lakeside Village Academy, a day
care center on Lot 3-A, located at the northwest corner of Sandy Lake Road and
MacArthur Boulevard, at the request of The Nelson Corporation.
Planning Director Gary Sieb introduced the item to the Commission, stating that this 2.65
acre tract of ground would eventually house a day care center approximating 8,000
square feet which would accommodate roughly 180 students; along with the replat is the
proposed site plan for the day care facility. Day nurseries are allowed by right in
Commercial zoning districts, however, when a preliminary plat is submitted, we also ask
for a site plan so that we can see how that plan is going to work. From staff s
viewpoint, the question is whether or not this day care use is the most appropriate for
this location. If the applicant can present a solid case to justify this use, then approval
would be in order.
Craig Curry, with the Nelson Corporation, 5999 Summerside Drive, Dallas, TX, was
present to represent the item before the Commission and answer any questions. He
stated that this is a permitted use in this zoning district, and after having met with City
staff, all the technical requirements have been worked out for this site plan/replat. The
parking is more than adequate, the access is appropriate and the compatibility of this site
is appropriate based on some of the rezoning that has taken place within proximity of this
site. The hours of operation will be from 6:30 a.m. to 6:30 p.m. He feels that this use
is convenient to surrounding subdivisions and the school across the street.
Chairman Tunnell opened the Public Hearing, asking for people present who wanted to
speak in favor of this proposal to come forward.
There were none.
Chairman Tunnell then asked for those present who would like to speak in opposition to
come forward.
There were none.
The public hearing was declared closed.
Considerable discussion was held. Gary Sieb pointed out some items which need to be
acknowledged from the developer, i.e., a 6' brick screening wall on the north side of
the property and landscaped screening in the area where the parking faces MacArthur
Boulevard because this is a primary image zone.
Commissioner Redford made a motion to approve Lakeside Village, Replat of part of
Lots 2 and 3, with the following conditions: (1) a solid living landscaped area be added
along the west side of the property, (2) compliance with the Streetscape Plan, (3) a left
turn lane needs to be constructed to service the northern driveway, (4) a sewer line must
be constructed from MacArthur Boulevard to the western property line along the northern
side of the property. Construction plans will be required, (5) escrow will be required
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for Sandy Lake Road, and (6) all information concerning this site will be required to be
submitted to the City on computer diskette compatible with the City's computer.
Commissioner Thompson seconded the motion. Motion carried (5-0) with
Commissioners Lowry, Wheeler, Thompson, Tunnell and Redford voting in favor of
approval. None opposed.
6. PUBLIC HEARING: To consider the approval of Chautaugua Place. Replat of Lot
6, Block B, to revise the building line on property located at the southwest corner
of Harris Street and Bethel School Road, at the request of Heritage Homes.
Acting Planning and Zoning Coordinator Isabelle Moro introduced the item to the
Commission, stating that the request is to reduce by 7 feet the corner lot building line
so that the proposed house can gain valuable side and rear yardage. This request
appears reasonable and it has staff support.
Rick Bezzer with Heritage Homes, 17103 Preston Road, Suite 100, Dallas, TX, was
present to represent this item before the Commission and answer any questions. He
stated that approval of this request would also allow the house to be moved up to the 25'
building line which would keep it consistent with the rest of the houses on the street,
which was a large concern.
Chairman Tunnell opened the Public Hearing, asking for people present who wanted to
speak in favor of this proposal to come forward.
There were none.
Chairman Tunnell then asked for those present who would like to speak in opposition to
come forward.
There were none.
The public hearing was declared closed.
Commissioner Thompson made a motion to approve the replat of Lot 6, Block B, of
Chautaugua Place. Commissioner Lowry seconded the motion. Motion carried (5-0)
with Commissioners Lowry, Wheeler, Thompson, Tunnell, and Redford voting in favor.
None opposed.
7. PUBLIC HEARING: To consider the approval of ZC-568. Riverbend Estates,
zoning change from R (Retail) to SF -9 (Single Family 9). to allow the development
of a single family residential subdivision to be located at the north side of Bethel
Road, west of Denton Tap Road, between the abandoned Bethel School Road and
Coppell Road, at the request of GDI and Associates Inc.
Acting Planning and Zoning Coordinator Isabelle Moro introduced the item to the
Commission, stating that the Comprehensive Master Plan shows this area is best used for
Single Family residences. The applicant has submitted a conceptual plan, showing 34
residential single-family lots of at least 9,000 square feet in size. A semi -circular
circulation pattern has been designed for this subdivision with one residential street
serving the proposed subdivision with two entry and exist points on Bethel Road.
Nineteen of the 34 lots abut the tracts' perimeter and the developer will have to request
that the alleys be abandoned while the interior lots show alleys. Staff supports this
application. She mentioned that the name of the subdivision be changed to better reflect
its location.
Jim Bisco, JPB Realty, Inc., 8300 Douglas Avenue, Suite 800, Dallas, TX, was present
to represent this item before the Commission and answer any questions. He stated that
the proposed tract is being combined with the abutting tract, which is already zoned SF -9
and the site plan is inclusive of both tracts. A masonry wall is planned to screen Bethel
Road.
Chairman Tunnell opened the Public Hearing, asking for people present who wanted to
speak in favor of this proposal to come forward.
There were none.
Chairman Tunnell then asked for those present who would like to speak in opposition to
come forward.
There were none.
The public hearing was declared closed.
Commissioner Thompson made a motion to approve Case No. ZC-568, from R (Retail)
to SF -9 (Single Family -9). Commissioner Wheeler seconded the motion. The motion
carried (5-0) with Commissioners Lowry, Wheeler, Thompson, Tunnell, and Redford
voting in favor. None opposed.
8. PUBLIC HEARING: To consider the approval of Village at Cottonwood Creek,
Section VI, Replat, located east of Coppell Road; north of Parkway Boulevard, at
the request of Tipton Engineering, Inc.
Planning Director Gary Sieb introduced the item to the Commission, stating that this
62.45 acre tract would contain 188 single-family lots, if approved. He reviewed the fact
that this property was recently rezoned to SF -7 from MF -2 and MF -1. Staff supports
this request, although the following issues need to be addressed: (1) an off site easement
will be required for the discharge of your drainage improvements to Lot 13, (2) some
type of slope easement will be required adjacent to Lots 13 through 58, (3) escrow will
be required for Coppell Road, (4) all existing easements, along with the volume and page
number should be shown on the face of the plat, (5) the applicant must provide the
proposed centerline radius of the sanitary sewer plan and insure that they meet our
Subdivision Regulations, (6) the 90" reinforced concrete pipe does not have the capacity
to convey the 100 -year storm runoff. Therefore, the applicant should be evaluating ways
to provide positive overflow through this subdivision. This will be addressed during the
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construction plan review, (7) Gifford Drive from Parkway to Kingsbury should be a
collector street in 60 feet of right-of-way, (8) the City has expressed a concern about
sight visibility at the intersection of Gifford and Parkway. The applicant is showing a
sight visibility easement, however, the landscape plans show constructing a wall in that
easement along with various types of landscaping. The applicant is advised that the City
will allow no construction of either walls or heavy landscaping within the sight visibility
easement, and the applicant should adjust the lot lines and include the sight visibility
easement as a common area, not as part of Lots 1 and 4, (9) all information concerning
this site must be submitted to the City on computer diskette compatible with the City's
computer system, and (10) street names need to be changed (Layton for Wrotham, for
example) .
Pat Atkins, Tipton Engineering, Inc., 6330 Beltline Road, Garland, TX, representing Jim
Sowell Company, was present to represent this item before the Commission and answer
any questions. He stated that all of their issues have been resolved and they are in
agreement with staffs recommendations.
Chairman Tunnell opened the Public Hearing, asking for people present who wanted to
speak in favor of this proposal to come forward.
There were none.
Chairman Tunnell then asked for those present who would like to speak in opposition to
come forward.
There were none.
The public hearing was declared closed.
Commissioner Wheeler made a motion to approve Village of Cottonwood Creek, Section
VI, Replat, with staff conditions. Commissioner Lowry seconded the motion. The
motion carried (5-0) with Commissioners Lowry, Wheeler, Thompson, Tunnell, and
Redford voting in favor. None opposed.
9. PUBLIC HEARING: To consider the approval of ZC-569(CH) zoning change from
A (Agriculture) to any appropriate zoning district classification, including, but not
limited to, SF -7, SF -9, SF -12, SF -18, SF -ED, HC, and/or LI on 3.79 acres of
property located along the north side of E. Beltline Road, in close proximity to the
existing eastern City limit line.
Planning Director Gary Sieb stated that this is more of a housekeeping endeavor than
anything else. Once land is annexed into the City, it comes in with Agricultural zoning
and appropriate zoning needs to be determined. Staff recommends LI (Light Industrial)
zoning, which is compatible with surrounding land use.
Chairman Tunnell opened the Public Hearing, asking for people present who wanted to
speak in favor of this proposal to come forward.
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There were none.
Chairman Tunnell then asked for those present who would like to speak in opposition to
come forward.
There were none.
The public hearing was declared closed.
Commissioner Thompson made a motion to rezone Case #ZC-469(CH) from A
(Agriculture) to LI (Light Industrial). Commissioner Redford seconded the motion.
Motion carried (5-0) with Commissioners Lowry, Wheeler, Thompson, Tunnell and
Redford voting in favor. None opposed.
10. PUBLIC HEARING: To consider the approval of ZC-570(CH) zoning change from
A (Agriculture) to any appropriate zoning district classification, including, but not
limited to, SF -7, SF -9, SF -12, SF -18, SF -ED, HC, and LI on 1.06 acres of property
located along the west side of Denton Tap Road, north of Highland Road (in
Lewisville).
Planning Director Gary Sieb stated that this is another housekeeping item. This land was
disannexed by the City of Lewisville and annexed into the City of Coppell in the Spring
of 1994, and a permanent zoning classification needs to be assigned to it. Staff
recommends HC (Highway Commercial) zoning.
Chairman Tunnell opened the Public Hearing, asking for people present who wanted to
speak in favor of this proposal to come forward.
There were none.
Chairman Tunnell then asked for those present who would like to speak in opposition to
come forward.
There were none.
The public hearing was declared closed.
Commissioner Wheeler made a motion
(Agriculture) to HC (Highway Commercial).
Motion carried (5-0) with Commissioners
Redford voting in favor. None opposed.
to rezone Case #ZC-470(CH) from A
Commissioner Lowry seconded the motion.
Lowry, Wheeler, Thompson, Tunnell and
11. To consider the approval of Village at Cottonwood Creek, Section V. Preliminary
Plat, located north and east of Coppell Road; south of Minyard Drive, at the request
of Tipton Engineering, Inc.
Planning Director Gary Sieb introduced the item to the Commission, stating that this area
was recently rezoned from Townhouse and Retail to Single Family -7, leaving one acre
on the corner for retail uses. This proposal is for 58 single-family lots to be developed
on 16.8 acres of property. Staff is basically in favor of this preliminary plat, but the
following conditions are recommended: (1) a single street name is advisable for the
entire length of the subdivision, (2) Oakbend subdivision should be delineated on this
plat, (3) escrow will be required for Coppell and Thweatt Roads, (4) updated utility plans
need to be provided to staff, (5) make additional setbacks on lot 16 and 26, Block A, (6)
the applicant should investigate the possibility of turning the alley back between lots 1
and 2, Block A, to intersect with Eastwick Lane. This would eliminate the situation
where a street, an alley and another street all intersecting a collector street within 250
feet of each other. The City's experience with situations like this is they create havoc
with traffic, especially when the school to the east of this property is developed, (7) all
drainage boundary lines have not been shown on the plat. Please make sure the limits
of all drainage areas and the separation between the drainage areas are accurately shown,
(8) some type of positive overflow should be provided between lots 10 and 11, Block A
and Lots 24 and 25, Block A, (9) the entire off-site drainage basin should be shown, (10)
there is a good potential for street flooding associated with this drainage design;
however, those issues will be addressed during the review of the construction plans, (11)
the proposed centerline radius of the sanitary sewers needs to be provided on the face of
the sewer plan and insure that they meet our minimum requirements. This will be
reviewed during the construction plan review, (12) the landscape plans do not track with
what is currently shown on the plat. The landscape plans should, therefore, be revised
to accurately reflect the plat, (13) the sewer to serve Lot 12 (Retail site) should end
outside of the paving, and (14) all information concerning this site will be required to be
submitted to the City on computer diskette compatible with the City's computer system.
Pat Atkins, Tipton Engineering, Inc., 6330 Beltline Road, Garland, TX, representing Jim
Sowell Company, was present to represent this item before the Commission and answer
any questions. He stated that item #6 above caused them some concern and they would
continue to work with Engineering and staff to resolve this issue.
Some discussion followed.
Commissioner Lowry made a motion to approve Village at Cottonwood Creek, Section
V, Preliminary Plat, with staff comments. Commissioner Redford seconded the motion.
Motion carried (5-0) with Commissioners Lowry, Wheeler, Thompson, Tunnell and
Redford voting in favor. None opposed.
Chairman Tunnell called for a 6 -minute break to reconvene at 9:30 p.m.
12. To consider the approval of Jefferson at Riverchase. Preliminary Plat, located east
of MacArthur Boulevard and approximately 400 feet north of Riverchase Drive, at
the request of The Nelson Corporation.
Planning Director Gary Sieb introduced the item to the Commission, stating that this
proposal was first discussed in March, 1994. It has been heard several times since, the
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latest being July 21st when the P&Z Commission recommended denial of this 386 unit
apartment complex on 21 acres of property because of certain alterations to the plan that
our legal counsel told us needed to be addressed by the Board of Adjustment before the
Commission should consider the plat. The Board of Adjustment granted four variances
including the elimination of the screening wall between the single family and multi -family
uses primarily because the single-family zoning was actually a golf course and JPI will
have a metal screening fence of some kind. The typical 60' set -back from MF to SF was
reduced to 20' along and adjacent to the golf course. The dumpster location and number
were adjusted and the parking requirements were reduced. A carport in front of the
buildings was not addressed by the Board. The applicant is on the October Board agenda
to have that issue discussed, but they come before you this evening with a plat that
basically meets all the subdivision regulations, including the fact that they have parking
in front of the buildings, but those parking spaces along MacArthur Boulevard are not
carports. The applicant actually wants to put carports in front of those buildings. If the
Board of Adjustment grants a variance for those carports, when this plat goes forward
to the Council, it will go with that variance in place. If the Board denies the request,
it is assumed that the applicant will want to go forward with the same plat they are
showing this evening. Although the Commission cannot approve a plat that shows
accessory buildings for the carports in front of the buildings, the applicant can ask for
this variance. Based on this submitted plat, staff basically recommends approval of the
plat. Two comments made by the Engineering Department need to be heeded: (1) if any
drainage system encroaches into the TP&L right-of-way, approval from Texas Utilities
will need to be obtained prior to construction, and (2) information concerning this site
will be required to be submitted to the City on computer diskette. Mr. Sieb then referred
to the EMF study which was hand delivered to all Commission Members. He said that
Mr. Story is here this evening to address EMF questions. He also mentioned that this
will be a secured apartment complex and an opticom device needs to be placed on the
gates so that the Fire Department can have access to the premises. This needs to be
shown on the face of the plat and it needs to be agreed upon by the developer.
Craig Curry with the Nelson Corporation, 5999 Summerside Drive, Dallas, TX, was
present to represent this item before the Commission and answer any questions. Mark
Story was also present to answer questions relating to the EMF issue.
Extended discussion followed.
Commissioner Redford made a motion to approve Jefferson at Riverchase, Preliminary
Plat, with staff comments and that the opticom system be shown on the plat, as required.
Commissioner Lowry seconded the motion. Motion failed (2-3) with Commissioners
Lowry and Redford voting in favor and Commissioners Wheeler, Thompson, Tunnell
opposed.
Gary Sieb suggested another motion be made to deny this plat.
Discussion followed. Some speakers included Art Hewett; Guy Brignon, Development
Vice President for JPI and John DeShazo, DeShazo & Tang, 330 Union Station, Dallas,
TX.
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Commissioner Redford made a second motion to approve Jefferson at Riverchase,
Preliminary Plat, with staff comments, the opticom system be shown on the plat, and a
fence needs to be added that would border the proposed configuration of the open space
on the north side of the proposal. Commissioner Lowry seconded the motion. Motion
carried (4-1) with Commissioners Lowry, Thompson, Tunnell and Redford voting in
favor. Commissioner Wheeler opposed.
13. To consider the approval of Burch Addition, Final Plat of Lot 2, Block A, to allow
a car lube and oil change facility to be located at the west side of Denton Tap Road,
approximately 250 feet south of Bethel School Road, at the request of Kwik
Industries, Inc.
Acting Planning and Zoning Coordinator Isabelle Moro introduced the item to the
Commission, indicating that no letters of opposition were received on this proposal..
Michael Dowdey, Dowdey Anderson & Associates, was present to represent this item
before the Commission and answer any questions.
Commissioner Wheeler made a motion to approve Burch Addition, Final Plat of Lot 2,
Block A for Kwik Kar, with staff comments. Commissioner Thompson seconded the
motion. Motion carried (5-0) with Commissioners Lowry, Wheeler, Thompson, Tunnell
and Redford voting in favor. None opposed.
14. General discussion concerning planning and zoning issues.
A. Pending lawsuit.
Planning Director Gary Sieb called to the Commissioners attention the
response to the C.E.D. lawsuit which was previously distributed. We are
awaiting C.E.D.'s response.
Mr. Sieb advised the Commission of its new members. George Redford was
reappointed and Texx Stewart and Chuck Sturges were appointed by Council and
they will be in attendance at the October P&Z meeting. He also noted that the
reception for the Boards and Commissions will be held Tuesday, September 27th,
at 6 p.m., prior to the Council Meeting.
Ken Griffin discussed the new zoning map in placemat form which the
Engineering Department created. These could be made available to
Commissioners when hearing cases.
With nothing further to discuss, the meeting adjourned at 12 midnight.
Marsha Tunnell, Chairman
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ATTEST:
H. Jahoda, Administrative Secretary
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