BM 1995-02-16 PZMinutes of February 16, 1995
PLANNING AND ZONING CONEMSSION
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, February 16, 1995, in the Coppell Town Center,
255 Parkway Boulevard, Coppell, Texas 75019. The following members were present:
Vice Chairman George Redford
Commissioner Stan Lowry
Commissioner Texx Stewart
Commissioner Larry Wheeler
Chairman Marsha Tunnell (arrived late)
Also present were City Attorney Pete Smith, City Engineer Ken Griffin, Planning Director Gary
Sieb, Assistant Planning Director, Pert Virtanen; Planning & Zoning Coordinator, Isabelle
Moro, and Administrative Secretary Barbara Jahoda. Commissioner Carl Thompson was
absent, and a vacancy exists because of the election of Chuck Sturges to City Council.
1. Briefing on the Agenda.
REGULAR SESSION
2. Call to Order
Vice Chairman Redford called the meeting to order.
3. Invocation
Commissioner Lowry gave the invocation.
4. Approval of Minutes dated January 19 and January 23, 1995.
Commissioner Lowry moved to approve the minutes of January 19 and 23, 1995, as
submitted. Commissioner Wheeler seconded the motion; motion carried (4-0) with
Commissioners Lowry, Wheeler, Redford, and Stewart voting in favor. None opposed.
5. PUBLIC HEARING: To consider the approval of PD -135R, The Woodlands of
Cop=U, zoning change from SF -12 to PD -SF -12 to allow development of a
residential subdivision with special conditions, on property located at the southwest
corner of Coppell and Thweatt Roads, at the request of HAP Engineering &
Associates, Inc.
Planning Director Gary Sieb introduced the item to the Commission stating that this
18.19 acre tract of property is proposed to be a 38 -lot subdivision. Planning staff
recommends approval but the Commission needs to be aware of the following items and
the reason for the PD request: (1) the PD requests no alleys, (2) it shows no alley
access to the Oakbend Subdivision, (3) 25 -foot front yard setbacks have been requested,
versus the normal 30 -foot setbacks in a SF -12 area, (4) an 8 -foot side yard be allowed,
(5) the minimum lot width be measured at the middle of the lot, versus the front building
line, and (6) staff has D/FW noise concerns regarding properties located in this area of
the city. Mr. Sieb also mentioned that a number of trees will be lost if this subdivision
is approved and reminded the Commission that the tree provisions in the Zoning
Ordinance states that trees that are lost in street rights-of-way, alley rights-of-way and
buildable areas of structures are not counted against the applicant with regard to replacing
trees.
Robert Lange, 6310 LBJ Freeway, Dallas, TX, was present to represent this item before
the Commission and answer any questions.
Vice Chairman Redford 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 Redford then asked for people present who wanted to speak in opposition
to this request to come forward.
There were none.
Minimal discussion followed.
Commissioner Lowry made a motion to close the Public Hearing and approve PD -135R,
The Woodlands of Coppell with the following conditions: (1) no alleys will be required;
(2) there will be no alley access to the Oakbend Subdivision; (3) 25' front yard setbacks
will be permitted; (4) 8' side yards will be permitted; (5) lot width shall be measured at
the center of the lot; and (6) with regard to the D/FW noise concerns, a note needs to
be placed on the face of the plat which states that the potential purchaser recognize that
there will be airport noise connected with living in this area. Commissioner Wheeler
seconded the motion. Motion carried (4-0) with Commissioners Lowry, Wheeler,
Redford and Stewart voting in favor. None opposed.
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6. To consider the approval of The Woodlands of CQVWN, Preliminary Plat, to allow
development of a 38 lot residential subdivision on property located at the southwest
corner of Coppell and Thweatt Roads, at the request of HAP Engineering &
Associates, Inc.
Planning Director Gary Sieb introduced the item to the Commission stating that staff
recommends approval with the following comments: Note 5 should read "...a five-foot
widg fence easement...", the width of the Hike and Bike Trail needs to be stated, and Lot
#1 shall be a buildable lot. .
Robert Lange, 6310 LBJ Freeway, Dallas, TX, was present to represent this item before
the Commission and answer any questions.
Minimal discussion followed.
Commissioner Wheeler made a motion to approve The Woodlands of Coppell,
Preliminary Plat, with the following conditions: (1) on the face of the Plat, note 5
should read "...a 5' wide fence easement..."; (2) a 10' wide easement with an 8' wide
Hike and Bike Trail needs to be stated; (3) Lot #1 shall be a buildable lot; (4) under 7A
on the Plat, the phrase "...existing alleys shall be allowed driveway access..." should
read "...existing alleys shall not be allowed driveway access..."; (5) the floodplain and
floodway should be tied down on the Final Plat; (6) various fees will be required for this
development, such as water, sewer, parks and Roadway Impact Fees; and (7) a note
needs to be made on the face of the Plat regarding the D/FW noise issue. Commissioner
Lowry seconded the motion. Motion carried (4-0) with Commissioners Lowry, Wheeler,
Redford,and Stewart voting in favor. None opposed.
7. PUBLIC HEARING: To consider the approval of S-1091. Slider & Blues, zoning
change from C (Commercial) to C-S.U.P. (Commercial, Special Use Permit), to
allow the enclosure of the patio area to create more indoor space and a private room
on property located at the southeast corner of Sandy Lake and Denton Tap Roads,
at the request of The Peter Buell Company, Inc.
Planning Director Gary Sieb introduced the item to the Commission, stating the applicant
wishes to enclose the patio area (approx. 800 square feet). The parking is adequate for
this addition. The only concern that staff has is the two very large trees that extend
through the patio floor that will come down if and when the addition is built. The
Zoning Ordinance states that if a tree is not in the building area (and they weren't when
the original Slider & Blues was built), the owner is responsible for replacing trees caliper
inch per caliper inch. These two trees total approximately 48 caliper inches, therefore,
the applicant would need to replace 48 inches of trees somewhere on the site. If the
applicant wished some relief of this requirement, he would need to go before the Board
of Adjustment. Staff would have felt more comfortable had the applicant supplied
official recognition from a nurseryman that indicated that these trees were dying, which
the applicant represented to the staff. The Ordinance states that if a tree is diseased, it
can be removed without replacement, however, staff has not seen any official information
indicating that this is the case.
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Peter Buell, owner of Slider & Blues, Denton Tap Road, Coppell, TX, was present to
represent this item before the Commission and answer any questions. He indicated that
he had a letter from a landscaper indicating that post oaks are very fickle trees and that
building construction on the root system of the two trees has damaged them. These two
trees have not been coming back as well as some other trees on the property. He
indicated that he would replace them caliper inch per caliper inch if he had to, but also
indicated that he may go to the Board of Adjustment for relief.
Vice Chairman Redford 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 Redford then asked for people present who wanted to speak in opposition
to this request to come forward,
There were none.
Some discussion followed.
Commissioner Stewart made a motion to close the Public Hearing and approve S-1091,
zoning change from C to C-S.U.P. for Slider & Blues, subject to the following
conditions: (1) subject to the site plan, and (2) subject to meeting the provisions of the
Zoning Ordinance.
Commissioner Wheeler seconded the motion. The motion carried (4-0) with
Commissioners Lowry, Wheeler, Redford, and Stewart voting in favor. None opposed.
8. To consider the approval of Old Copgell Estates, Preliminary Plat, to allow
development of a 33 lot residential subdivision on property located 2/10ths of a mile
east of Coppell Road on the north side of Bethel Road, at the request of GDI and
Associates, Inc.
Planning Director Gary Sieb introduced the item to the Commission stating that the
zoning request change on this property was heard in September, 1994, when the property
was recommended for rezoning from R (Retail) to SF -9 (Single Family -9). This 33 lot
subdivision has recently been purchased by the Wilbow Corporation. Staff recommends
approval of this request with the following conditions: (1) the landscaping and screening
wall need to be dimensioned; (2) a Homeowners Association is needed to maintain the
common open space; and (3) Engineering concerns be addressed.
David Blom, Wilbow Corporation, 3960 Broadway, Suite 125, Garland, TX, was present
to represent the item before the Commission and answer any questions. He indicated that
he had no problem with staff comments and referred to a letter which he submitted
relative to a request to delete an interior alley.
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After Vice Chairman Redford questioned some indication of flood plain on the plat, Ken
Griffin, Assistant City Manager/City Engineer, discussed the flood plain limits.
Commissioner Lowry made a motion to approve the Old Coppell Estates, Preliminary
Plat, with the following conditions: (1) the landscaping and screening wall need to be
dimensioned; (2) a Homeowners Association is needed to maintain the common open
space; (3) the existing floodplain adjacent to the site should be shown; (4) a screening
wall easement should be provided on the lots adjacent to Bethel Road and adjacent to the
alley; and (5) various fees will be required for the development, such as water, sewer,
park and Roadway Impact Fees. It was also recommended that Council waive the alley
requirements.
Commissioner Wheeler seconded the motion. Motion carried (4-0) with Commissioners
Lowry, Wheeler, Redford, and Stewart voting in favor. None opposed.
9. To consider the approval of The Enclaves on the Parkway. Final Plat, to allow
development of a 21 lot residential subdivision on property located on the south side
of Parkway Boulevard, east of Parks of Coppell and west of Parkview Addition
(across from Kid Country), at the request of Dowdey, Anderson & Associates, Inc.
Planning Director Gary Sieb introduced the item to the Commission, stating that this 5.84
acre tract is being platted for a 21 -lot single-family subdivision. He then reminded the
Commission of the following concerns which were discussed at the Preliminary Plat
process:. (1) there be created a development entity which would have ownership of the
channel, (2) the amount of time, money, effort, engineering, and development the
applicant puts into the property and how much the city participates, (3) a definition of
maintenance responsibilities, and (4) concerns relating to the area to the east of this
property, behind the Parkview and Pecan Hollow subdivisions, which is a "no -man's"
land.
The. developer provided the City with financial statistics and expenses that indicated there
would be about $230,000 worth of improvements to be made in this area to make this
part of Coppell similar to the canal section we have to the south and west of this
property. The City Development Agreement states that the City will contribute
approximately $90-100,000; the developer will contribute the remainder. For the City's
participation, we will get a mill -sap canal wall. The developer will be irrigating,
landscaping and maintaining that portion of the wall which would be west and north of
the canal; the City would be maintaining that portion of the property which would be on
the east and south side of the canal, and. the City would agree to install a storm drain
between the Parkview addition and Pecan Hollow in an attempt to rid the area of the cat
tails, drainage problem and other neighborhood issues. Basically, staff supports this
proposal with one clarification: brick pavers are required at the entrance of The
Enclaves on the Parkway.
Bill Anderson, Dowdey, Anderson & Associates, 16250 Dallas Parkway, Dallas, TX,
was present to represent the item before the Commission and answer any questions. He
indicated that the brick pavers are on the construction plans.
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Minimal discussion followed.
Commissioner Wheeler made a motion to approve The Enclaves on the Parkway, Final
Plat. Commissioner Stewart seconded the motion. Motion carried (4-0) with
Commissioners Lowry, Wheeler, Redford, and Stewart voting in favor. None opposed.
10. To consider the approval . of MacArthur Park, Final Plat, to allow development of
a 30 lot residential subdivision on property located on the east and west sides of
MacArthur Boulevard, approximately 2,000 feet north of Samuel Boulevard, at the
request of Carter & Burgess, Inc.
Planning Director Gary Sieb .introduced the item to the Commission stating that this is
actually a two -tract subdivision on the east and west sides of MacArthur Boulevard,
which has gone through the rezoning process, as well as the Preliminary Plat process.
At one point this was proposed to be a 52 -lot subdivision, but is now being proposed as
a 50 -lot subdivision so as to preserve as many trees as possible. There were five
concerns noted in the Staff Report which needed to be brought to the Commission's
attention: (1) the plat name change, (2) the Hike and Bike Trail needs to be 10 -feet
wide, not 8 -foot wide (it's paved to an 8 -foot dimension), (3) included in the packet was
a letter from Bruce Hedeman, an area homeowner, who had a number of issues he felt
hadn't been resolved to his satisfaction, although staff feels those issues have been
addressed, (4) a miscommunication between staff and the applicant regarding landscaping
plans, which has been resolved, and (5) all staff comments have been addressed.
Tim House, representing Perry Homes, ' was present to represent the item before the
Commission and answer any questions. Kent Donahue from Perry Homes and Terry
Mitchell from Carter & Burgess Engineering were also present. Mr. House stated that
an arborist (Sandy Rhodes with Shademasters in Arlington, TX) has been employed on
anon -going basis with the planning of this subdivision and will continue throughout the
development of this subdivision.
Extensive discussion followed.
Chairman Tunnell. arrived. during the discussion and took over the meeting.
Commissioner Redford made a motion to approve the MacArthur Park, Final Plat, with
the following conditions: (1) the name of this development shall remain MacArthur Park
(reference can be made to The Peninsulas of Coppell in advertising); (2) a dimension
from the center of the West Flamingo Way cul-de-sac (street will be renamed) to the
north property line; i.e., to the "chopped off" area, needs to be provided; and (3) various
fees will be required for this development, such as water, sewer and park impact fees.
Commissioner Wheeler seconded the motion. Motion carried (5-0) with Commissioners
Lowry, Wheeler, Tunnell, Redford, and Stewart voting in favor. None opposed.
11. To consider the approval of ChamM Lagoon, Lot 1. Block.. Minor Plat, to allow
the creation of a building site on approximately 3.8 acres of property located south
of Beltline.Road and west of Ledbetter Road, at the request of Johnny Thompson.
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Planning Director Gary Sieb introduced the item to the Commission stating that this is
a request for a Minor Plat. Staff feels that there is not enough information on the face
of the plat to recommend approval. There was some question as to whether or not this
proposal needs a zoning change. The Building Official, the City Manager and Gary Sieb
feel that a Special Use Permit will be required for the proposed use regardless of the
zoning. That being the case and the fact that there are several concerns and questions
that staff feels have not been addressed by the Plat, as called for by the Subdivision
Regulations, staff recommends that this Plat be denied, but encourages the applicant to
apply for a change in zoning (S . U. P. process), resubmit a more detailed plan for
development which follows the requirements of the Subdivision Regulations as they are
spelled out in the preliminary and final plat sections, and submit both the zoning case and
the subdivision plat at the April hearing, and both could be processed at the same time.
Johnny. Thompson, 1780 E. Beltline Road, Coppell, was present to represent the item
before the Commission and answer any questions.
Attorney Pete Smith stated that Mr. Thompson met with the City Manager, Assistant
City Manager/City Engineer, and himself regarding this proposal some time ago
regarding whether or not a zoning change would be required concerning the proposed use
for a water park. Mr. Thompson was encouraged to seek an interpretation from the
Chief Building Official since a water park was not listed in the Zoning Ordinance. The
Chief Building Official has indicated that a Special Use Permit would be required for a
water park use in an Agricultural district. The main question is whether or not the plat
meets the technical requirements of the Subdivision Regulations. With regard to Minor
Plats, there are conditions which must apply in order for the designated official (Mr.
Sieb) to approve it. If he recommends denial, it must be sent on to the Planning and
Zoning Commission/City Council for action. Mr. Smith encouraged the Commission to
ask Mr. Sieb and Mr. Griffin any questions as to whether or not this plat meets the
technical requirements or is. in violation of the technical requirements of the Subdivision
Regulations. He also reminded the Commission that it could- approve this Minor Plat
with minor conditions, stating that these conditions be resolved before being submitted
to Council.
Extended discussion followed with Mr. Sieb reiterating the definition of a Minor Plat
being a combination of a preliminary and final plat together (going through the system
once) . The requirements for a preliminary and final plat state that both require a plan
of development for the property (tree surveys, ingress, egress, set backs, etc., totalling
about 16 conditions). He stated again that he does not feel comfortable recommending
approval of -any plat if he doesn't have enough information
Commissioner Redford made a motion to approve Champs Lagoon, Lot 1, Block 1,
Minor Plat. There was no second. Motion failed.
Commissioner Stewart made a motion to deny Champs Lagoon, Lot 1, Block 1, Minor
Plat. Commissioner Wheeler seconded the motion. Motion carried (4-1) with
Commissioners Lowry, Wheeler, Tunnell, and Stewart voting in favor of denial.
Commissioner Redford opposed.
�A
The Commission directed Mr., Sieb to place this item on the March agenda, even though
the submittal deadline has passed, if the applicant chooses to resubmit.
12. General discussion concerning planning and zoning issues.
A. Comprehensive Master Plan update.
Planning Director Gary Sieb reviewed the fact that the consultant has- spoken with 35-40
people regarding the Comprehensive Master Plan to date.
Mr. Sieb urged the Commission to fill out the questionnaire which was recently sent to
all. members of Board and Commissions .as candidly as possible.
Mr. Sieb stated that we are now fully staffed in the Planning Department. Pert Virtanen
has been hired as. Assistant Director of Planning and Community Services and Isabelle
Moro is the new Planning Coordinator.
Mr. Sieb stated that the two Council Members charged with making a recommendation
to Council with regard to filling the vacancy on the P&Z Commission have been
reviewing applications submitted last August. Potential candidates have been asked if
they are stillwilling to serve. It is hopeful that this vacancy can be filled prior to our
March meeting.
With nothing further to discuss, the meeting adjourned at 9:55 p.m.
Marsha Tunnell, Chairman
ATTEST:
H. Jahod&, Administrative Secretary
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