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BM 1994-01-20 PZMinutes of January 20, 1994 PLANNING AND ZONING COMMIISSION The Planning and Zoning Commission of the City of Coppell met in pre -session at 6:30 p.m., and in regular session at 7:30 p.m., on Thursday, January 20, 1994, in the Coppell Town Center, 255 Parkway Boulevard, Coppell, Texas 75019. The following members were present: Chairman Marsha Tunnell Vice Chairman Don Meador Commissioner George Redford Commissioner Carl Thompson Commissioner Ray Hildebrand Commissioner Norman Alexander Commissioner Larry Wheeler Also present were City Engineer Ken Griffin, Director of Planning Gary Sieb, Planning and Zoning Coordinator Taryon Bowman, and Administrative Secretary Barbara Jahoda. PRE -SESSION 1. Briefing on agenda. REGULAR SESSION 2. Call to Order Chairman Tunnell called the meeting to order. 3. Invocation Commissioner Redford gave the invocation. 4. Approval of Minutes dated December 16, 1993 Commissioner Redford moved to approve the minutes of December 16, 1993, as submitted. Commissioner Meador seconded the motion; motion carried (6-0) with Commissioners Alexander, Wheeler, Thompson, Meador, Redford, and Hildebrand voting in favor of the motion. Chairman Tunnell abstained because she was absent from the December 16th meeting. 1 5. PUBLIC HEARING: To consider approval of S-1076 Special Use Permit for Boston Chicken, to change the zoning from LI (Light Industrial) to LI.- S. U. P., located along the southeast corner of MacArthur Boulevard and Beltline Road, at the request of Winkelman & Associates, Inc. Planning Director Gary Sieb introduced the item to the Commission, describing it as a 3,000 square foot restaurant and stating that staff recommends approval of the SUP, subject to the site plan and conditions, because it meets all of the guidelines. As an item of information, Boston Chicken will be requesting from the City Council that a monument sign be allowed along MacArthur Boulevard because they do not have 150' frontage. Dane Ridenour, 6500 Greenville Avenue, Suite 307, Dallas, TX, was present to represent this item before the Commission and answer any questions. Chairman Tunnell opened the public hearing and asked for persons wishing to speak in favor of the request. There were none. Chairman Tunnell then asked for persons wishing to speak in opposition to the request. There were none. The public hearing was declared closed. Commissioner Redford made a motion that this Special Use Permit request to change the zoning from LI (Light Industrial) to LI. -S. U. P (Light Industrial, Special Use Permit) be approved. Commissioner Hildebrand seconded the motion. The motion carried (7-0) with Commissioners Alexander, Wheeler, Thompson, Tunnell, Meador, Redford and Hildebrand voting in favor of approval. None opposed. Because Item No. 18 relates to the replat of Boston Chicken, it was discussed next. 18. To consider approval of the Second Replat of Valley Ranch Center, Block 1, Lots B -R1 and B -R2, located at the southeast corner of MacArthur Boulevard and Beltline Road, at the request of Winkleman & Associates, Inc. Planning Director Gary Sieb introduced the item to the Commission, explaining that this is a .73 acre tract of ground. Staff recommends that this replat be approved, subject to the fact that they show, in the replat document, a heavy line around all the areas that are being replatted, which also includes the second lot which runs on Beltline Road. Dane Ridenour, 6500 Greenville Avenue, Suite 307, Dallas, TX, was present to represent this item before the Commission and answer any questions. He stated staff's comments could be accommodated. Commissioner Meador made a motion that this Second Replat request be approved, subject to the stated conditions. Commissioner Thompson seconded the motion. The motion carried (7-0) with Commissioners Alexander, Wheeler, Thompson, Tunnell, 2 Meador, Redford and Hildebrand voting in favor of approval. None opposed. 6. PUBLIC HEARING: To consider approval of PD -131, Cambridge Manor Estates, to change the zoning from A (Agricultural) to P.D. SF -12 (Planned Development Single Family 12), located along the north side of DeForest Road, 1,600 feet east of MacArthur Boulevard, at the request of Beamer Development Company. Planning Director Gary Sieb introduced the item to the Commission, stating that 46 single-family lots were contemplated for this 23.925 acres of property. Staff has basically four concerns regarding this rezoning: (1) the applicant would need to work with the Municipal Utility District to insure that they could be sewered to this property, (2) address a concern that the open -space plan meet the requirements of the Streetscape Plan and our Parks Department regarding the kind of development being planned for the open space itself, (3) staff feels they need to be more specific with the proposed landscaping, i.e., what plants are proposed for the medians and in the cul-de-sacs, and (4) being a P.D. SF -12, they are showing the total elimination of alleys. It is the general policy of the Commission to allow alleys to be eliminated where those single-family lots would back up to open space, water bodies, and perhaps, public parks. If this is not the case, staff recommends the use of alleys. With these conditions being addressed, staff recommends that this P.D. SF -12 be approved. Bill Anderson, Dowdey, Anderson and Associates, was present to represent this item before the Commission and answer any questions. Jack Bommarito, 834 Lockhaven Lane, Coppell, TX, and Mark Wainscott, Wainscott & Associates, an architectural service, were also present to answer Commission questions. Chairman Tunnell opened the public hearing and asked for persons wishing to speak in favor of the request. There were none. Chairman Tunnell then asked for persons wishing to speak in opposition to the request. Those persons speaking were: Patrick Keenan, 412 Wellington Place The public hearing was declared closed. Commissioner Meador motioned that PD -131 be denied. Commissioner Thompson seconded the motion. Motion carried (5-2) with Commissioners Alexander, Thompson, Tunnell, Meador and Redford voting in favor of denial. Commissioners Wheeler and Hildebrand voting to approve. 7. To consider approval of Cambridge Manor Estates, Preliminary Plat, located along the north side of DeForest Road, 1,600 feet east of MacArthur Boulevard, at the request of Beamer Development, Inc. Planning Director Gary Sieb stated that because the P.D. SF -12 was denied, this Preliminary Plat must also be denied. K Vice Chairman Meador made a motion to deny the Cambridge Manor Estates, Preliminary Plat request. Commissioner Thompson seconded the motion. Motion carried (7-0) with Commissioners Alexander, Wheeler, Thompson, Tunnell, Meador, Redford and Hildebrand voting in favor of denial. None opposed. 8. To consider approval of Lakewood Estates Replat. Lots 1-15, Block D, located east of Village Parkway, along the north side of Basilwood Drive, at the request of Unzicker, Schnurbusch & Associates, Inc. Planning Coordinator Taryon Bowman introduced the item to the Commission, stating that originally when the Lakewood Plat came through as a Final Plat, lots 1-15 included the additional 35' that is to the north of these lots. The applicant is requesting approval of a replat that will remove 35' from the rear of those lots and create a drainage easement that would be maintained by the Homeowners' Association. At this time, it is not clear which Homeowners' Association would be required to maintain said easement; i.e., the Lakes of Coppell Homeowners' Association or the Lakewood Estates Homeowners' Association. If the Commission considers approval of this replat, staff asks that this concern be addressed. Craig Smiley, Unzicker, Schnurbusch & Associates, Inc., 8700 Stemmons, Dallas, TX, representing Waymon Lavell of L.C. Estates, Ltd., owner of the property, was present to represent this item before the Commission and answer any questions. Commissioner Thompson made a motion to deny this replat. Commissioner Wheeler seconded the motion. Motion carried (7-0) with Commissioners Alexander, Wheeler, Thompson, Tunnell, Meador, Redford and Hildebrand voting in favor of denial. None opposed. 9. To consider approval of Riverchase Club Apartments (Plan A), Preliminary Plat, located along the northwest corner of Beltline Road and MacArthur Boulevard, at the request of CED Construction. Planning Director Gary Sieb stated that this item has to be denied based on action the City Council took on Tuesday evening which indicated that the Council would not abandon the right-of-way for Riverchase Drive. That being the case, staff recommends denial of this Plat. Commissioner Meador made a motion to deny Riverchase Club Apartments (Plan A), Preliminary Plat. Commissioner Thompson seconded the motion. Motion carried (7-0) with Commissioners Alexander, Wheeler, Thompson, Tunnell, Meador, Redford and Hildebrand voting in favor of denial. None opposed. 10. To consider approval of Riverchase Club Apartments (Plan B). Preliminary Plat, located along the northwest corner of Beltline Road and MacArthur Boulevard, at the request of CED Construction. Planning Director Gary Sieb introduced the item to the Commission, stating that this 4 Preliminary Plat shows Riverchase Drive being extended to the west, across the property. This 13.84 acre parcel, containing 280 apartment units, shows the development divided into two phases. Phase I is a 6.65 acre tract of ground of the north side of Riverchase and it contains 112 units. Phase II is a 8.9 acre parcel on the south side of Riverchase and it contains 168 units, totalling 280 apartment units. Staff has some concerns which have been discussed with a number of people, including the applicant. They are as follows: (1) the red line that runs diagonally across the plan is the Coppell/Farmers Branch/Carrollton Independent School District separation line. The Platting Rules and Regulations indicate that that line must be shown on a plat. It was not shown on the plat that the Commission has before it, although revised plats were submitted yesterday morning; (2) the railroad right-of-way was not shown on the plat before the Commission, but the plans received yesterday does show this right-of-way being 100 feet; (3) the Comprehensive Zoning Ordinance says that if you have an apartment complex which is within 100 feet of an area that is either zoned or used for residential purposes, any apartment contained within that zone cannot exceed two stories. The submitted plan indicates that buildings indicated as being Building Type I are either two or three-story buildings; and (4) a 60 -inch water line that will eventually go through this property - the Public Works Department has indicated that a 35' wide easement is needed, as indicated on the plat. An additional 30 foot easement for this water main needs to be constructed. This does not show on the face of the plat. From a technical perspective, looking at whether or not the plat abides by the rules and regulations, there are basically at least three areas where it does not abide by these rules and regulations. The fourth area refers to the building not being more than two stories in height if it is within 100 feet of residential zoning. Therefore, staff would recommend denial because of these reasons. Dave Brown with CED Construction was present to represent this item before the Commission and answer any questions. Ms. Gail Lyssy and Mr. Tony Trammell, who performed the traffic study, were also present to answer Commission questions. Mr. Brown requested rebuttal time, if necessary. Even though this is not a Public Hearing, Chairman Tunnell opened the meeting to those present who would like to make their concerns known. She asked for those who support this development to come forward. There were none. Chairman Tunnell then asked for persons wishing to speak in opposition to the request. Chairman Tunnell asked for a show of hands of persons present tonight who came in opposition to this case. Approximately 40+ people raised their hands. Those persons speaking were: Stan Ratliff, 3206 Coral Rock John Mulvey, 1309 Coral Pat Moriarty, 156 Meadow Glen Circle Gary Daniels, representing Woodridge Homeowners' Association Nick Brunoff, building a home at 336 Cedarcrest Pat Keenan, 412 Wellington Zach Dammoran, family physician in Coppell Harley Stabler, 751 Blue Jay Lane Vice Chairman Meador moved to deny the Preliminary Plat request because, as presented, it does not meet the technical issues addressed by staff and because of the numerous health and safety issues, such as traffic, EMF, and all the other issues that were mentioned in tonight's discussion. Commissioner Thompson seconded the motion. Motion carried (7-0) with Commissioners Alexander, Wheeler, Thompson, Tunnell, Meador, Redford and Hildebrand voting in favor of denial. None opposed. 11. To consider approval of Stone Creek Addition (formerly The Marks Apartments Addition), Preliminary Plat, located along Parkway Boulevard, approximately 3/4 of a mile east of Denton Tap Road, at the request of Glen P. Brovont. Planning Director Gary Sieb introduced the item to the Commission, stating that this case was originally scheduled for the December Commission meeting, but was rescheduled for January at the request of the applicant. The applicant is proposing a 124 -unit apartment complex on this 5.84 acre tract of ground. Two petitions have been received from area citizens who oppose this project. A letter signed by the applicant, volunteering to do some work on a drainage area which is immediately adjacent to this property on the east and south, which staff has concerns with regarding whether that property is or isn't platted with this particular tract of ground, is included in the Commission packets. That letter basically volunteers that the applicant will grade and seed the area and will place a 5 -foot sidewalk adjacent to his property line on the east and south to connect with an existing sidewalk west of his property, extending to the sidewalk which goes under the bridge abutment at Parkway Boulevard. The applicant has also indicated that plants and trees would be planted in that area, in exchange for the applicant not having to fence the property on the east and south. Also included in the letter is the fact that the applicant will include a screening fence on the west side, which is a zoning and platting requirement. Barry Knight, Attorney, 5400 Renaissance Tower 1201 Elm Street Dallas, TX, representing the applicant, Jonas Associates, Limited Partnership, was present to represent this item before the Commission and answer any questions. Jim Lane was also present to answer Commission questions. Even though this is not a Public Hearing, Chairman Tunnell opened the meeting to those present who would like to make their concerns known. She asked for those who support this development to come forward. There were none. Chairman Tunnell then asked for persons wishing to speak in opposition to the request. Chairman Tunnell asked for a show of hands of persons present tonight who came in opposition to this case. Approximately 30+ people raised their hands. Those persons speaking were: 0 Peggy Quinn, 305 Beechwood Margaret Mike, 232 Beechwood Pat Keenan, 412 Wellington Dave McCallum, 316 Parkview Tim Trotter, 217 Beechwood Larry Miller, 218 Walnut Grove Phil Manny, 324 Beechwood Lane Mark Lloyd, 281 Alex Drive Kirby Jordon, 310 Walnut Grove Doug Wayne, 277 Alex Drive Commission Redford made a motion to deny Stone Creek Addition, Preliminary Plat. Commissioner Hildebrand seconded the motion. Motion carried (7-0) with Commissioners Alexander, Wheeler, Thompson, Tunnell, Meador, Redford and Hildebrand voting in favor of denial. None opposed. 12. To consider approval of Blooming Colors Landscape Nursery, Final Plat, located along the south side of Beltline, 1650 feet east of MacArthur Boulevard, at the request of Barry A. Johnson. Planning Coordinator Taryon Bowman introduced the item to the Commission, stating that staff recommends approval of this request, provided that if the construction of either the church or the mini -storage warehouse does not occur, then the City will require Blooming Colors Nursery to be responsible for extending the water and sewer lines. Barry Johnson, 1002 Rolling Brook, and prospective owner, was present to represent this item before the Commission and answer any questions. Commissioner Meador made a motion to approve this Final Plat with conditions stated. Commissioner Alexander seconded the motion. Motion carried (7-0) with Commissioners Alexander, Wheeler, Thompson, Tunnell, Meador, Redford and Hildebrand voting in favor of the request. None opposed. 13. To consider approval of Valley Ranch Self Storage Addition, Final Plat, located along the south side of Beltline, 1,320 feet east of MacArthur Boulevard, at the request of Robert Goss. Planning Coordinator Taryon Bowman introduced the item to the Commission, stating that if, for some reason, the Valley Ranch Baptist Church fails to develop, then the Valley Ranch Self Storage will be required to extend the water and sanitary sewer line from its existing location at the Tom Thumb Shopping Center to the site. With this stated provision, staff recommends approval of this request. Don Blacketer, Blacketer and Goss, was present to represent this item before the Commission and answer any questions. h Commissioner Thompson made a motion that Valley Ranch Self Storage Addition, Final Plat be approved subject to the stated condition. Commissioner Meador seconded the motion. Motion carried (7-0) with Commissioners Alexander, Wheeler, Thompson, Tunnell, Meador, Redford and Hildebrand voting in favor of the request. None opposed. 14. To consider approval of Valley Ranch Baptist Church Addition, Final Plat, located along the south side of Beltline, approximately 825 feet east of MacArthur Boulevard, at the request of Jim Riley, Brockette-Davis-Drake. Planning Coordinator Taryon Bowman introduced the item to the Commission, stating that the church is proposing an 18,000 square foot facility for Phase I of their development and Phase II of their future development should include a fire lane, as indicated in the staff report. Staff recommends approval of this Final Plat. Don Harden, 341 Pepperwood Lane, Urban Architecture, was present to represent this item before the Commission and answer any questions. Commissioner Meador made a motion to approve Valley Ranch Baptist Church Addition, Final Plat, subject to staff recommendations and that the screened trash enclosure be allowed to be wood so that it can be moved at a later date to a more appropriate location and recommended that Council approve such. Commissioner Hildebrand seconded the motion. Motion carried (7-0) with Commissioners Alexander, Wheeler, Thompson, Tunnell, Meador, Redford and Hildebrand voting in favor of the request. None opposed. 15: To consider approval of Waters Edge, Phase 2, Final Plat, located along the north side of Sandy Lake Road, between MacArthur Boulevard and Meadowglen Circle, at the request of Kadleck & Associates. Planning Coordinator Taryon Bowman introduced the item to the Commission, stating that there were two variances being requested on this plat: (1) the waiver of the alley requirements and (2) the street radii, both of which were a part of the zoning change and the Preliminary Plat process, which were submitted and approved by both the Planning and Zoning Commission and City Council recently. Tim House, 400 Parkview, was present to represent this item before the Commission and answer any questions. Commissioner Hildebrand made a motion to approve this Waters Edge, Phase 2 Final Plat, subject to staff recommendations and that resolution of a Homeowners' Association concern be made prior to the February 8th City Council Meeting. Commissioner Meador seconded the motion. Motion carried (7-0) with Commissioners Alexander, Wheeler, Thompson, Tunnell, Meador, Redford and Hildebrand voting in favor of the request. None opposed. 16. To consider approval of Riverchase Plaza, Final Plat, located near the northeast corner of Beltline Road and MacArthur Boulevard, at the request of Riverchase Plaza, Ltd. Planning Coordinator Taryon Bowman introduced the item to the Commission, stating that at the January 1 lth City Council hearing for Riverchase Plaza, Preliminary Plat, an additional condition was added to the existing staff recommendations, that being that a right -turn lane from MacArthur Boulevard to Riverchase Drive be added. This was volunteered by the applicant at the January 11th meeting. The applicant will not only dedicate the right-of-way necessary for the deceleration lane, but he will also build the deceleration lane. Mr. Fehmi Karahan, owner of Riverchase Plaza, was present to represent this item before the Commission and answer any questions. Commissioner Thompson made a motion to approve Riverchase Plaza, Final Plat, with the stated staff conditions. Commissioner Wheeler seconded the motion. Motion carried (7-0) with Commissioners Alexander, Wheeler, Thompson, Tunnell, Meador, Redford and Hildebrand voting in favor of the request. None opposed. 17. To consider approval of Northlake Woodlands East No. 10, Final Plat (Resubmittal), located along the east side of MacArthur Boulevard and north of Bethel School Road, at the request of Tipton Engineering, Inc. Planning Coordinator Taryon Bowman introduced the item to the Commission, stating that because staff did not receive enough plats for review and a response from the applicant, staff recommends denial of this Final Plat. It will be brought back for review next month. Commissioner Meador made a motion to deny Northlake Woodlands East No. 10, Final Plat (Resubmittal). Commissioner Redford seconded the motion. Motion carried (7-0) with Commissioners Alexander, Wheeler, Thompson, Tunnell, Meador, Redford and Hildebrand voting in favor of denial. None opposed. To consider approval of the Second Replat of Valley Ranch Center, Block 1. Lots B -R1 and B -R2, located at the southeast corner of MacArthur Boulevard and Beltline Road, at the request of Winklemann & Associates, Inc. Previously considered and approved. (Item 19 was discussed after Item 20) 19. Review of potential down zoning areas throughout the city. Planning Director Gary Sieb stated that the City Council, at its last meeting, unanimously instructed the Planning and Zoning Commission to complete the amendments to the Master Plan and to proceed with any and all public hearings to determine appropriate zoning for specific tracts and to recommend revision to our zoning ordinance and to 0 complete this within ninety (90) days. There are seventeen (17) specific areas which are recommended for potential rezoning. He stated that guidance was needed as to how to handle these areas. After some discussion, it was decided to meet, informally, on Saturday, January 29th, from 8:30 a.m. till noon, to discuss this issue and determine a game plan as to how we will handle the updating of the Comprehensive Master Plan and the calling of public hearings to determine the proper zoning of these specific parcels of land. This would be an open meeting and the general public would be welcome to attend. (Item 20 was discussed before Item 19) 20. Presentation by representatives of JBM Engineering and Planners concerning the role of the Planning and Zoning Commission in the implementation of a Roadway Impact Fee. Ken Griffin, 255 Parkway Boulevard, introduced Mr. Danny Cummings of JBM Engineers & Planners, who is performing a Roadway Impact Fee study for the City of Coppell. Barbra Leftwich of Leftwich & Associates of DeSoto was also present to discuss this study. They gave a very brief orientation of the study and told the Commission what their responsibilities are with regard to that study. This study is an outgrowth of Chapter 395 of the Texas Local Government Codes which basically allows the City to legally recover infrastructure costs that derive from building roads from new developments and new growth. 21. General discussion concerning platting and zoning issues. Chuck Sturges, 132 Newport Drive, President of the Devonshire Homeowners' Association, requested a copy of the list indicating the MF areas being considered for rezoning or downsizing. Gary Sieb indicated that this was public record and that he would be glad to provide him with a copy of the list. Ken Griffin, City Engineer, expressed concern as to what the Commission is looking for as to traffic studies and requested direction for the future. Some discussion followed. The meeting was adjourned at 1:15 a.m. Marsha Tunnell, Chairman ATTEST: H. Jah", Administrative Secretary 10