BM 1994-07-21 PZMinutes of July 21, 1994
PLANNING AND ZONING COMVIISSION
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, July 21, 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 George Redford
Commissioner Larry Wheeler
Commissioner Ray Hildebrand
Also present were City Attorney Robert Dillard, Planning Director Gary Sieb, Acting Planning
and Zoning Coordinator Isabelle Moro, City Engineer Ken Griffin, and Administrative Secretary
Barbara Jahoda.
A vacancy exists on the Commission due to Don Meador's resignation because of job transfer.
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 Redford gave the invocation.
4. Approval of Minutes dated June 16, 1994
Commissioner Hildebrand moved to approve the minutes of June 16, 1994, as submitted.
Commissioner Thompson seconded the motion; motion carried (5-0) with Commissioners
Wheeler, Thompson, Tunnell, Redford and Hildebrand voting in favor of approval.
None opposed. Commissioner Lowry was not on the Commission in June.
5. PUBLIC HEARING: To consider approval o f PD -133. Coppgll 200 South Addition,
zoning change from LI and HC to PD, HC and FP, located west of Denton Tap
Road; approximately 800 feet north of Denton Creek, at the request of Dowdey,
Anderson & Associates, Inc. (Originally a C.P.C.-called Hearing)
Planning Director Gary Sieb introduced the item, reminding the Commission that it
reviewed this case on June 16th at which time the Commission took the case under
advisement with the hearing left open so that the Commission could get some answers
on certain issues; i.e., concern regarding the dedicated park land; park land
improvements; tracking of the PD with regard to land use proposal and the Planning
Commission's recommendations (that Highway Commercial zoning extend the length of
the 121 By-pass, a distance of 250' on the south side of the By-pass itself). He noted
that on this plan, part of 121 By-pass has the HC zoning adjacent to it, but there were
some single-family lots that back up to the highway. Last month the commission also
expressed concern about access to the park. This plan shows an access road between
some of the lots and the park property itself. During the briefing session, some
discussion was held regarding the notes that appear on the face of the plat. The
application addresses PD -SF -12 development, yet there is a comment on the face of the
blue -line print that says front yard setbacks shall be 25' and the setback minimum is 30'
on a SF -12 development. The June plan called for a SF -9 residential request on
approximately 36 acres totalling 98 lots. This plan calls for 37 acres with 100 lots for
SF -9. In June, the SF -12 was on 15 acres for a total of 21 lots, now it is 14 acres for
a total of 19 lots. The Flood Plain of 26 acres is the same as the 26 acres in June. The
Highway Commercial was 10 acres in June and that is also retained. Because of Staff s
concerns with regard to this application, it is recommended that this case be denied
without prejudice so that all the is can be dotted and the is crossed.
Bill Anderson, Dowdey, Anderson and Associates, 16250 Dallas Parkway, Dallas, TX,
was present to represent the item before the Commission and answer any questions.
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.
Lengthy discussion followed.
Commissioner Redford made a motion to approve PD -133, Coppell 200 South, with the
following conditions:
N
1. There be a 30' front -yard setback;
2. there be a 110' lot depth;
3. there be 35 % lot coverage;
4. swing -entry garages for front -entry lots;
5. the Homeowners' Association will be responsible for maintaining common areas;
6. notes on the face of the plan to be reworked with staff;
7. a foot bridge be added to the park land area;
8. the "average" size of lot be changed to "minimum";
9. the minimum lot width be 70 feet and the average be 75 feet in Section A;
10. a detailed site plan must be submitted when the Preliminary Plat is submitted for
approval.
Commissioner Hildebrand seconded the motion. Commissioner Wheeler requested that
access to the park area be attained via the Andy Brown Park side, vs. the Coppell 200
South development. Motion carried (4-2) with Commissioners Lowry, Wheeler, Redford
and Hildebrand voting in favor of approval. Commissioners Thompson and Tunnell
opposed.
6. PUBLIC HEARING: To consider approval of PD -134. Coppell 200 North Addition,
zoning change from PD -FP, LI and HC to MF -1, PD -SF -7 and HC, located west of
Denton Tap Road; approximately 1,200 feet north of Denton Creek, at the request
of Dowdey, Anderson & Associates, Inc. (Originally a C.P.C.-called Hearing)
Planning Director Gary Sieb introduced the item to the Commission, reminding the
Commission that on June 16th it had taken this case under advisement and held it open
because of incomplete information. Tonight there is a plan as to how this applicant
wishes the property to be developed, however, Staff has several concerns with regard to
the PD; i.e., there is a lot of detail which needs to be shown, specifically MF zoning.
When the workshop sessions were held on land usage, the Commission's
recommendation was that it be all single family north of the By-pass with the exception
of the 250' strip along the By-pass itself and also along Denton Tap. This plan does not
reflect these wishes. Other concerns are as follows: landscaping along Denton Tap
Road needs to be specific and show more detail; the dedication for additional right-of-
way needs to be shown on the face of the plan, access limitations between the residential
and the commercial uses needs some study (perhaps just a solid screening wall); the
Denton Tap and 121 By-pass right-of-way needs to be shown on the plan; street widths
are required and are not shown on the face of the plan. Because of these concerns, Staff
recommends that this case be denied without prejudice.
Bill Anderson, Dowdey, Anderson & Associates, 16250 Dallas Parkway, Dallas, TX,
was present to represent this item before the Commission and answer any questions. He
walked through this proposal and asked the Commission to continue this zoning case to
a later meeting so that detail can be worked out.
Chairman Tunnell opened the Public Hearing, asking for people present who wanted to
speak in opposition to this proposal to come forward. The following person spoke:
3
Patrick Keenan, 412 Wellington
Chairman Tunnell then asked for those present who would like to speak in favor to
come forward.
There were none.
The public hearing was declared closed.
Some discussion was held as to Zone A being 5,000 square feet lots and that PD's
require that only 35% can be less than SF -7 (7,000 square feet). Also discussion was
held as to the safety factor of ingress and egress of traffic circulation using the Highway
Commercial frontage through the single-family housing development.
Commissioner Redford made a motion to take this case under advisement and leave the
Hearing open until the September 15th meeting. Commissioner Thompson seconded the
motion. Motion carried (6-0) with Commissioners Lowry, Wheeler, Thompson, Tunnell,
Redford and Hildebrand voting in favor. None opposed.
7. PUBLIC HEARING: To consider approval of S-1084. Kwik Kar, to change the
zoning from C (Commercial) to C-S.U.P (Commercial, Special Use Permit), located
west of Denton Tap Road, approximately 300 feet south of Bethel School Road, at
the request of Kwik Industries.
Planning Director Gary Sieb introduced the item to the Commission, stating that this is
a roughly 35,000 square feet area where an approximate 2,250 square foot 4 -bay oil
change and automobile tune-up facility is proposed. Staff considered the use; the
potential nuisance that could occur to the residential area which will be located on the
west side of the creek and Staff had recommended that this case be denied. However,
in a conversation with the applicant this afternoon, there was some indication that they
might want to remove the automobile tune-up facility use as it relates to this activity;
therefore, Staff will reserve its final recommendation until the end of the presentation.
Sid Hollingsworth, 4725 Nall Road, Dallas, TX, was present to represent this item
before the Commission and answer any questions.
Chairman Tunnell opened the Public Hearing, asking for people present who wanted to
speak in favor of this proposal to come forward. Those speaking were:
Wes Burch, 580 S. Denton Tap, Coppell
Ray Ellis, President of Kwik Industry
Chairman Tunnell then asked for people present who wanted to speak in opposition to
this proposal to come forward.
There were none.
4
The public hearing was closed.
Some discussion was held as to other usages on the site; the revised fire lane that has the
approval of the Fire Department; a determination that there will be no overnight parking
at the facility; etc.
Commissioner Thompson made a motion to approve S-1084 for Kwik Kar with the
following conditions:
1. Subject to site plan;
2. operational hours shall be a maximum of 12 hours Monday through
Saturday and a maximum of 6 hours on Sunday;
3. signage must meet the City Ordinance;
4. there be a solid masonry wall between the commercial use and the flood
plain and that access to the flood plain area for maintenance needs be
provided.
Commissioner Wheeler seconded the motion. The motion carried (6-0) with
Commissioners Lowry, Wheeler, Thompson, Tunnell, Redford and Hildebrand voting
in favor. None opposed.
8. PUBLIC HEARING: To consider approval of Riverchase Estates Addition. Replat
of Lots 5 & 6, Block C, located north of Beltline Road, east of MacArthur
Boulevard, off of Riverchase Drive, at the request of American Surveying Company
of Dallas, Inc.
Planning Director Gary Sieb introduced the item to the Commission, stating that when
the house on Lot 5 was built, an error was made in the survey work and the foundation
was set where they thought the line between Lots 5 and 6 was, when it was actually 3
feet further to the north. This replat reflects the moving of the lot line 3 feet to the
south. By doing this, Lot 5 no longer infringes upon the side yard. There is still enough
lot area on Lot 6 to build a single-family house and Staff recommends approval of this
replat request.
Kurtis Webb, American Surveying, 5728 LBJ, #20, Dallas, TX., was present to
represent this item before the Commission and answer any questions.
Chairman Tunnell opened the Public Hearing, asking for people present who wanted to
speak in opposition to this proposal to come forward.
There were none.
Chairman Tunnell then asked for people present who wanted to speak in favor of this
proposal to come forward.
There were none.
5
The public hearing was closed.
Commissioner Thompson made a motion to approved Riverchase Estates Replat of Lots
5 and 6, Block C. Commissioner Wheeler seconded the motion. The motion carried
(6-0) with Commissioners Lowry, Wheeler, Thompson, Tunnell, Redford and Hildebrand
voting in favor. None opposed.
9. PUBLIC HEARING: To consider approval of Park West Commerce Center, Replat
of a part of Lot 3 and all of Lot 1R, Block 7, located on Airline Drive at Enterprise
Drive, at the request of Albert H. Halff Associates, Inc.
Planning Director Gary Sieb stated that the Director of Planning can sign -off on this
Replat without Commission approval. A letter has been received indicating that the
sewer line will be put in -- it is now a minor plat. No action needs to be taken.
10. To consider approval 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 the
applicant is willing to accept a denial because technically, this Plat does not meet the
requirements of the platting rules and regulations; therefore, the Commission has no
choice but to recommend denial. During additional discussion, it was determined by
legal consul that the Board of Adjustment was the proper body to obtain possible
variances. Once that had occurred, a plat resubmittal could be considered by the
Planning Commission.
Mike Clark, Nelson Corporation, 5999 Summerside, Suite 202, Dallas, TX., was present
to represent this item before the Commission.
Discussion followed.
Commissioner Redford made a motion that Jefferson at Riverchase, Preliminary Plat, be
denied. Commissioner Thompson seconded the motion. The motion carried (6-0) with
Commissioners Lowry, Wheeler, Thompson, Tunnell, Redford and Hildebrand voting
in favor of denial. None opposed.
11. To consider approval of Burch Addition, Preliminary Plat, located at the southwest
corner of Bethel School and Denton Tap Roads, at the request of Dowdey, Anderson
& Associates, Inc.
Planning Director Gary Sieb introduced the item to the Commission, stating that this a
5.5 acre tract of land upon which 4 building sites are proposed -- the hardware store on
Lot 1, Kwik Kar on Lot 2, a cleaner on Lot 3, and a potential medical facility on Lot
4. Staff would recommend approval of this request, subject to conditions stated in the
Staff Report being met.
0
Wes Burch, 580 S. Denton Tap Road, Coppell, TX., was present to represent this item
before the Commission and answer any questions.
Commissioner Hildebrand made a motion to approve Burch Addition, Preliminary Plat,
subject to staffs stated conditions, which are as follows:
1. A tree survey locating all trees 8 inches or larger in caliper must be provided;
2. a landscaping plan must be submitted;
3. a property owner's agreement to maintain landscaping is required;
4. a 20 -foot easement above the existing sanitary sewer;
5. an applicant -provided temporary construction easement (30-40 feet wide),
binding on future owners, not encroaching on any proposed structures for
construction of future 12" enlargement of sewer;
6. utility layout needs to be provided;
7. floodplain must be indicated by metes and bounds;
8. the fencing requirement on the west property line needs Board of Adjustment
resolution; and
9. the left -turn lane and the common access easement must be constructed with the
first development on any of the four lots.
Chairman Tunnell brought up the screening wall requirement. Gary Sieb said that the
screening wall is required with the approval of the Plat.
Commissioner Thompson seconded the motion. Motion carried (6-0) with
Commissioners Lowry, Wheeler, Thompson, Tunnell, Redford and Hildebrand voting
in favor. None opposed.
The Commission recessed for a five-minute break at 10:15 p.m.
12. To consider approval of Courtyards at Riverchase, Preliminary Plat, located along
the south side of Riverchase Drive, approximately 645 feet east of MacArthur
Boulevard, at the request of Tipton Engineering, Inc.
Planning Director Gary Sieb introduced the item to the Commission, stating that this
property is zoned MF -2 and the request is to plat the property as Town House units on
approximately 30' x 100' lots (3,000 square feet). Staff has many concerns with regard
to this plat and doesn't believe it is ready to go forward at this time. Staff recommends
denial because it does not meet the requirements of the subdivision regulations,
specifically, we do not have a landscape plan which shows landscape materials and where
it's going on the plat; the private street issue needs to be resolved; if Town Houses are
built in a MF district, the Town Houses, at specific points, need spaces between them.
This plat does not show which have spaces and which do not. He then presented the
Commission with renderings of the proposed project. The concept is single-family units
and the developer plans to go ahead with Phase I, which is 51 lots to see if it is
marketable, and if so, then Phase II would come forward.
OA
13.
Jerry Ragsdale, Republic Property Group, 8440 Walnut Hill Lane, Dallas, TX., was
present to represent this item before the Commission and answer any questions.
General discussion was held.
Commissioner Thompson moved to deny Courtyards at Riverchase, Preliminary Plat.
Commissioner Redford seconded the motion. Motion carried (6-0) with Commissioners
Lowry, Wheeler, Thompson, Tunnell, Redford and Hildebrand voting in favor of denial.
None opposed.
General discussion concerning planning and zoning issues.
A. Discussion and recommendation to City Council on Land Use
Assumptions for Roadway Impact Fees.
Gary Sieb introduced Ken Griffin, City Engineer, who made some
introductory remarks concerning the Land Use Assumptions Report for the
Roadway Impact Fee Study. He then introduced Barbra Leftwich,
Leftwich & Associates, 909 Shiloh, DeSoto, TX.; J. W. Bryan and Allen
Ross of JBM Consultants, 15400 Knoll Trail, #111, Dallas, TX., who
developed this proposal with the help of the 1990 Census data and COG's
projections for the region to the year 2010, targeting a 10 -year projection
from 1994 to 2004. Ms. Leftwich gave a comprehensive explanation of
how data was derived for this study.
Discussion followed.
Commissioner Redford made a recommendation to forward the Land Use
Assumptions for Roadway Impact Fees Study to the City Council for
consideration. Commissioner Hildebrand seconded the motion. Motion
carried (6-0) with Commissioners Lowry, Wheeler, Thompson, Tunnell,
Redford and Hildebrand voting in favor. None opposed.
B. Discussion concerning applications to re -apply for P&Z Commission for
Don Meador, Ray Hildebrand and George Redford, whose terms expire
October, 1994.
Gary Sieb stated that this had been discussed in the workshop session
earlier in the evening. Nothing else needs to be said. Chairman Tunnell
asked if at the next P&Z Meeting, a new Vice Chair should be elected to
replace Don Meador's position since he has resigned due to a corporate
transfer. Mr. Sieb answered in the affirmative.
C. Pending lawsuit.
Gary Sieb stated that this had been discussed at the workshop session. All
members of the Commission have a copy of the suit and Letter of
N.
Conciliation. Three law firms have been interviewed regarding our
representation in the suit itself.
Commissioner Thompson made a request for workshops so that when an item is presented at a
P&Z Meeting, too much time is spent with the developer. Some discussion was held. It was
the consensus that the developer needs make a more detailed presentation at the onset.
Gary Sieb stated that the Council has suggested that the P&Z Commission meet twice a month
so that the development process would be shortened. He asked the Commission for their
feelings. After some discussion it was suggested that if there was a need or hardship, the
Commission would consider calling a special hearing to consider a case. Otherwise, it preferred
to keep the schedule as is and meet once a month.
With nothing further to discuss, the meeting adjourned at 11:30 p.m.
L•
Marsha Tunnell, Chairman
ATTEST:
H. JahbUa, Administrative Secretary
0