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BM 1998-05-21 PZMinutes of May 21, 1998 PLANNING AND ZONING COMMISSION The Planning and Zoning Commission of the City of Coppell met in pre -session at 6 p.m., and in regular session at 6:30 p.m., on Thursday, May 21, 1998, in the Coppell Town Center, 255 Parkway Boulevard, Coppell, Texas 75019. The following members were present: Commissioner Stan Lowry Commissioner Rick McCaffrey Commissioner Angelo DeFilippo Commissioner Karen Turner Commissioner Texx Stewart Commissioner Anna Kittrell Also present were Assistant City Engineer Mike Martin, City Attorney Jason Marshall, Fire Marshal Travis Crump, Planning Director Gary Sieb, Assistant Planning Director Pert Virtanen, City Planner Isabelle Moro and Sr. Administrative Secretary Barbara Jahoda. Commissioner Jon Nesbit was absent. 1. Briefing on the Agenda. Staff briefed the Commission on the cases. 2. Call to Order. Chairman Stan Lowry called the meeting to order. 3. Approval of Minutes dated April 16, 1998. Commissioner McCaffrey made a motion to approve the minutes of April 16, 1998, as written. Commissioner Turner seconded; motion carried (6-0) with Commissioners Stewart, Kittrell, Lowry, McCaffrey, Turner and DeFilippo voting in favor. None opposed. 1 4. PUBLIC HEARING: To consider the approval of Case No. S-1141, I Fratelli Pizza, zoning change request from C (Commercial) to C-S.U.P. (Commercial, Special Use Permit), to allow a carry -out pizza restaurant at Woodside Village Shopping Center located at the northwest corner of Sandy Lake and Denton Tap Roads, at the request of Coppell Pizza, Inc. City Planner Isabelle Moro introduced the item to the Commission, showing exhibits of the proposal, stating that I Fratelli owns a number of similar carry -out pizza establishments in Valley Ranch, Las Colinas, Euless and Flower Mound. She stated that the proposed hours of operation are 11 a.m. - 10 p.m. Sunday through Thursday and 11 a.m. to 11 p.m. Friday and Saturday. Ms. Moro then stated that the submitted floor plan and sign elevation conform to City regulations and stated that staff recommends approval, subject to the one condition listed on the Staff Report. George Cole, 732 Cresthaven, Coppell, TX, 75019, was present to represent this item before the Commission and answer any questions. He stated that he is in agreement with the staff recommendation. Some discussion followed relative to the opening date and hours of operation in other facilities. Mr. Cole stated that they are the same hours as are being proposed for their Coppell store. Chairman Lowry suggested that the hours of operation be stipulated in the Special Use Permit conditions. Chairman Lowry opened the Public Hearing, asking for people present who wanted to speak either in favor or opposition to this request to come forward. There were none. Chairman Lowry closed the Public Hearing. Commissioner McCaffrey made a motion to approve Case No. S-1141 zoning change request from C to C -S . U . P. , subject to the following recommended conditions: 1) Installation being made in accordance with the floor plan and sign elevations submitted. 2) Hours of operation shall be: 11 a.m. to 10 p.m. Sunday through Thursday 11 a.m. to 11 p.m. Friday and Saturday Commissioner Kittrell seconded; motion carried (6-0) with Commissioners Stewart, Kittrell, Lowry, McCaffrey, Turner and DeFilippo voting in favor. None opposed. is 5. To consider the approval of Case No. PD -131R4, Estates of Cambridge Manor, zoning change request for property zoned PD -SF -12 (Planned Development, Single Family -12) by amending the development conditions as they apply to Lot 4, Block B to permit a 20 foot reduction from the required 30 foot building line adjacent to the western property line along Cambridge Manor Lane for purposes of construction of a fence within The Estates of Cambridge Manor subdivision located approximately 1,600 feet east of MacArthur Blvd.; along the north side of DeForest Road, at the request of Kristopher and Rita Howerton. Assistant Planning Director Pert Virtanen introduced the item to the Commission, giving a brief history of amendment requests to the Planned Development with regard to fence line setbacks and showing exhibits of the proposal. He stated this particular lot has a 30' building line front yard requirement on both the north and west sides (two street frontages) in order to maintain a uniform appearance as one approaches the neighborhood from its main entrance off DeForest Road. Mr. Virtanen pointed out that the amount of land available to fence for privacy is 3,200 square feet because the driveway is in the front yard and staff does not feel that there is any enormous hardship in requiring that the fence observe the 30' building line and staff recommends denial of this request. Since the applicant was not present to represent this item before the Commission, Planning Director Sieb offered the choice of either holding this Public Hearing open to the end of the meeting or acting on the request. Chairman Lowry opted to move ahead and handle the case. Chairman Lowry opened the Public Hearing, asking for people present who wanted to speak either in favor or opposition to this request to come forward. There were none. Chairman Lowry closed the Public Hearing. Chairman Lowry expressed his opinion that since this house is at the entry of the subdivision, he believes that this fence would significantly stick out and be visually offensive. No discussion followed. Chairman Lowry made a motion deny Case No. PD -131R4, Estates of Cambridge Manor, Planned Development amendment. The motion was seconded by Commissioner McCaffrey; motion carried (6-0) with Commissioners Stewart, Kittrell, Lowry, McCaffrey, Turner and DeFilippo voting in favor of denial. None opposed. Note: The applicant has 15 days to appeal this decision to Council (which was not exercised) . 3 6. CONTINUATION OF PUBLIC HEARING: To consider the approval of Case No. PD -166, Westbury Manor, zoning change request from SF -12 (Single Family -12) to PD -SF -7 (Planned Development, Single Family -7) to allow development of 35 residential lots on approximately 10 acres of property located along the east side of Heartz Road and along the south side of Sandy Lake Road, at the request of the Ryland Group, Inc. Assistant Planning Director Pert Virtanen introduced the item to the Commission, showing exhibits of the proposal and reviewing its recent rezoning history. He stated that the applicant took suggestions made by the Commission in March into consideration and lots along London Way are now approximately 72' wide and an additional access to the alley from London Way has been provided. Regarding the tree issue, Mr. Virtanen stated that in all, the number of oaks, elms and pecans that are 8 " caliper or larger is 139 and of those, 65 are proposed to remain. Mr. Virtanen then stated that staff recommends approval of this proposal, subject to the two conditions listed on the Staff Report. Fred Phillips, representing the Ryland Group, 12200 Ford Road, Dallas, TX 75234, was present to represent this item before the Commission and answer any questions. He thanked staff for their assistance over the past two months in helping to make a better product for this difficult site. Mr. Phillips explained that the primary reason they are staying with the Planned Development request is that in the area along London Way where the lots are more shallow, it will allow for a more useable rear yard for those homeowners and will also allow for less infringement upon the trees that are along the alley. Mr. Phillips said that it is the developer's intention to save as many trees as possible and maintaining the PD classification allowing those more lenient setbacks will be very helpful. He also said that the applicant has agreed to additional screening along the church, as well as the baseball diamond, which was requested, and sidewalks along London Way. He said that a number of homeowners have asked that additional landscaping be considered at the Heartz Road entrance, and the developer is agreeable to that request and stated that this area would be maintained by the Homeowners Association. Mr. Phillips volunteered that the development's average lot is 8,968 square feet and the lots in Block 2 are in excess of 11,000 square feet, which is compatible to the surrounding neighborhoods. Chairman Lowry opened the Public Hearing, asking for people present who wanted to speak either in favor or opposition to this request to come forward, reminding speakers of the three-minute rule. Those speaking in opposition were: Byron Hardin, 153 Simmons Drive, Coppell, TX Bob Lommen, 239 Park Valley Drive, Coppell, TX, representing the Park Valley subdivision homeowners, just north of this proposed development. Greg Gauter, comer of Heartz and Braewood, Coppell, TX 4 Ken Fiddes, 165 Simmons Drive, Coppell, TX Larry Cheshier, 149 Simmons Drive, Coppell, TX Dell Morgan, 153 Heartz Road, Coppell, TX Linda Crumley, 144 Simmons, Coppell, TX Lesa Bradford, 157 Simmons Drive, Coppell, TX Those speaking in favor: Lew Padgett, 105 Simmons Drive, Coppell, TX Barbara Messinger, 221 E. Sandy Lake Road, Coppell, TX Extensive discussion followed, including comments from Mike Martin, Assistant City Engineer, who stated that there will be a median along Sandy Lake Road when it is widened and addressed the question of traffic flow for people living on Simmons Drive. Chairman Lowry asked whether or not the capacity of traffic will increase significantly when Sandy Lake Road is improved. Mr. Martin stated that it would. Mr. Martin also stated that all drainage issues will be addressed at the platting stage of development. Chairman Lowry asked Mr. Virtanen to explain a Planned Development vs. straight zoning. Mr. Virtanen complied. Chairman Lowry asked whether a significant number of trees could be saved if this property were developed with straight SF -12 zoning vs. a Planned Development. Mr. Virtanen answered "no" -- that, in his opinion, a street would be needed in the same area as the proposed London Way and that typically, larger lots demand larger homes; subsequently, there would be no significant saving of trees. Further discussion centered around the common area landscaping maintenance, two-story vs. one-story homes, access to Sandy Lake Road, alley vs. front -entry garages, trees, etc. Chairman Lowry closed the Public Hearing. Commissioner Stewart asked the developer to be as sensitive to the tree issue as possible, thanked him for complying to the extent he could with the Commission's wishes expressed during the March meeting, and expressed sorrow about the conflict that exists between neighbors in this area. With those comments, Commissioner Stewart made a motion to approve Case No. PD -166, Westbury Manor, zoning change request from SF - 12 to PD -SF -7, subject to the following recommended conditions: 1) If the traffic calming devices provided by the applicant are to be speed humps, they need to be surfaced with brick pavers. 2) Relocation of the screenwall adjacent to Heartz Road a distance of 5 feet eastward and provision of a 5' -wide sidewalk easement between the proposed 5' -wide wall easement and the western property line of the subdivision. 5 3) Provide staff with a landscape plan for the Heartz Road entry into the subdivision. The motion was seconded by Commissioner DeFilippo; motion carried (6-0) with Commissioners Stewart, Kittrell, Lowry, McCaffrey, Turner and DeFilippo voting in favor. None opposed. 7. To consider the approval of the Westbury Manor. Preliminarvy, to allow development of 35 residential lots on approximately 10 acres of property located along the east side of Heartz Road and along the south side of Sandy Lake Road, at the request of the Ryland Group, Inc. Assistant Director Pert Virtanen introduced the item to the Commission, stating that the plat conforms with the Planned Development Site Plan submitted with the zoning change case and that staff recommends approval with the same conditions as were included in the previous rezoning case. He suggested that the Landscape Plan be required to come back to the Commission when the Final Plat is submitted. Fred Phillips, representing the Ryland Group, 12200 Ford Road, Dallas, TX 75234, was present to represent this item before the Commission and answer any questions. Some discussion followed relating to swing -entry garages. Mr. Phillips stated that perhaps these could be offered within the Block 2 area lots. Commissioner Kittrell made a motion to approve the Westbury Manor, Preliminary Plat, subject to the following recommended conditions: 1) If the traffic calming devices provided by the applicant are to be speed humps, they need to be surfaced with brick pavers. 2) Relocation of the screenwall adjacent to Heartz Road a distance of 5 feet eastward and provision of a 5' -wide sidewalk easement between the proposed 5' -wide wall easement and the western property line of the subdivision. 3) Provide staff with a landscape plan for the Heartz Road entry into the subdivision (upon submittal of the Final Plat). The motion was seconded by Commissioner McCaffrey; motion carried (6-0) with Commissioners Stewart, Kittrell, Lowry, McCaffrey, Turner and DeFilippo voting in favor. None opposed. A ten-minute break was observed. Cl 8. CONTINUATION OF PUBLIC HEARING: To consider the approval of Case No. PD -167, Eastbury Manor, zoning change request from SF -12 (Single Family -12) to PD -SF -7 (Planned Development, Single Family -7) to allow development of 25 residential lots on approximately 7 acres of property located at the northeast corner of Lodge and Sandy Lake Roads, at the request of Grand Homes, Inc. City Planner Isabelle Moro introduced the item to the Commission, showing exhibits of the proposed development. She stated that since the Commission first heard this case in March, the developer has changed from Ryland Homes to Grand Homes, the total number of lots has decreased from 27 to 25 and the average lot size has increased from about 8,400 square feet to over 8,700 square feet. She stated that all lots in this proposed subdivision are greater than 7,000 square feet. Ms. Moro then stated that staff recommends approval of this Planned Development proposal, subject to the three conditions listed in the Staff Report. Stephen Brooks, President of Grand Homes, 11300 N. Central, #200, Dallas, TX 75243, was present to represent this item before the Commission. He showed a slide presentation of various home products that his firm builds. He addressed specific issues concerning neighboring property owners; i.e., density, lot size, egress to Sandy Lake Road, the tree issue, etc., and stated that homes would sell for approximately $200- 350,000. He then distributed a packet containing pertinent information about Grand Homes and showing various home designs. Chairman Lowry opened the Public Hearing, asking for people present who wanted to speak either in favor or opposition to this request to come forward, reminding speakers of the three-minute rule and the need to not repeat issues. Those speaking in opposition were: Tracy Fisher, 136 Park Valley Court, Coppell, TX, representing the Pecan Valley Homeowners Association (approx. 20 neighbors stood up to be recognized.) Steve Gellman, 127 Beaver Run, Coppell, TX John Stephens, 132 Park Valley Court, Coppell, TX Bill Anderson, 327 Tanglewood Lane, Coppell, TX Andy Fisher, 136 Park Valley Court, Coppell, TX Extended discussion followed relating to alleys, density, lot sizes, front -entry garages, four-way alley connection, etc. Chairman Lowry closed the Public Hearing. Additional discussion followed including reducing the number of front entry garages. Edie Stephens, 132 Park Valley Court, stated that she would prefer to have the alley 7 eliminated. If the northern alley were eliminated, Mr. Brooks proposed a three -car attached garage at the rear of the house, with the drive on the side, which would not be as offensive as having the garage facing the street. Planning Director Sieb stated that in a Planned Development Single -Family -7 district, only 35% of the lots can have less than the 25' front yard, 8' side yard and 20' rear yard setbacks, which would equate to approximately 9 lots in this subdivision and these lots would need to be specifically listed on the PD. On the plan that is being considered, he said that seven lots on the interior of the subdivision are PD lots so only two additional lots can be reduced to still conform with a PD -SF -7 classification. After more discussion, Chairman Lowry complimented the developer for presenting a product that if planned properly, would blend in well with surrounding developments but stated that it is not the Commission's responsibility to do the planning and the one issue that he could not support is eleven front entry garages in a row. Commissioner McCaffrey agreed with this comment. Mr. Brooks stated that he wants to deliver the best quality product possible. He also doesn't believe that front - entry houses are commensurate with the price range that is being suggested. He then stated that he would like to develop the concepts that were presented this evening after further discussions with staff and suggested that perhaps this case could be continued to another meeting, if he can get an extension of his agreement with Mr. Hitchcock, the owner of the property. Mr. Sieb suggested that the density issue be clarified with the developer. After discussion with Mr. Hitchcock, Mr. Brooks stated that an extension was not possible. With that, Chairman Lowry made a motion to deny Case No. PD -167, Eastbury Manor, zoning change request from SF -12 to PD -SF -7. The motion was seconded by Commissioner McCaffrey; motion carried (5-1) with Commissioners Kittrell, Lowry, McCaffrey, Turner and DeFilippo voting in favor of denial. Commissioner Stewart opposed. Note: The applicant has 15 days to appeal this decision to Council (which was exercised). 9. To consider the approval of the Eastbury Manor, Preliminary to allow development of 25 residential lots on approximately 7 acres of property located at the northeast corner of Lodge and Sandy Lake Roads, at the request of Grand Homes, Inc. Commissioner McCaffrey made a motion to deny the Eastbury Manor, Preliminary Plat. The motion was seconded by Commissioner DeFilippo; motion carried (6-0) with Commissioners Stewart, Kittrell, Lowry, McCaffrey, Turner and DeFilippo voting in favor of denial. None opposed. A ten-minute break was observed. 10. To consider the approval of the Nort lake 635 Business Park, Lot 3, Block D, Site Plan and Minor Plat, to create a single lot to accommodate an existing retail center on property located at the southwest corner of Wrangler and Crestside Drives, at the request of Brittain and Crawford. City Planner Isabelle Moro introduced the item to the Commission, showing an exhibit of the Site Plan for this development, naming the current major tenants. She stated that the request for a minor plat was prompted by a request to expand an already existing day care in the center, which required this property to be platted. Ms. Moro then stated that a day care is permitted by right in a Light Industrial district. Ms. Moro stated a variance will be requested from the Board of Adjustment for the placement of the outdoor play area fence. She stated that although staff has some concerns with a day care center being located in this center, it is a permitted use and approval is recommended, subject to the two conditions listed on the Staff Report. James Brittain, Brittain & Crawford, 3908 South Freeway, Fort Worth, TX 76110, was present to represent this item before the Commission, stating that because the proposed play yard is about 4 feet above street level now, this area will be extended out, using paving stones as a retaining wall. Lanse Fullenwider, 325 Bethel School Road, Coppell, TX, was also present and stated that he wasn't sure what type of fence/landscape screen would be used in this area. Planning Director Sieb advised Mr. Fullenwider to know this information before the Board of Adjustment hearing and have elevations showing it. Some discussion followed relative to the type of fence being considered, State requirements for fences for day care facilities, parking, etc. Commissioner Stewart made a motion to approve the Northlake 635 Business Park, Lot 3, Block D, Site Plan and Minor Plat, subject to the following recommended conditions: 1) A variance being granted by the Board of Adjustment to allow the location of the fence in the required 30 -foot front yard setback. 1) The Roadway Impact fee issue being resolved between the applicant and the city. The motion was seconded by Commissioner McCaffrey; motion carried (6-0) with Commissioners Stewart, Kittrell, Lowry, McCaffrey, Turner and DeFilippo voting in favor. None opposed. 0 11. To consider the approval of the Glynn Solomon , to allow the development of a 2,889 square foot dental office on approximately 1 acre tract of property located approximately 720 feet west of Denton Tap Road; along the north side of Parkway Boulevard, at the request of Structures and Interiors, Inc. Assistant Planning Director Pert Virtanen introduced the item to the Commission, showing an exhibit of the proposed five -chair dental office. He stated that staff recommends approval of this Site Plan, subject to the two conditions listed in the Staff Report. Mike Lease, Structures and Interiors, Inc., 2855 Exchange, Suite 300, Southlake, TX 776092, was present to represent this item before the Commission and answer any questions. He said that the staff recommendations are acceptable to the applicant. Commissioner Kittrell made a motion to approve the Glynn Solomon, Site Plan, subject to the following recommended conditions: 1) Alignment of the public sidewalks with the brick paver band in the driveway entrance. 2) Provision of sidewalk easements as necessary. The motion was seconded by Commissioner Turner; motion carried (6-0) with Commissioners Stewart, Kittrell, Lowry, McCaffrey, Turner and DeFilippo voting in favor. None opposed. 12. General discussion concerning planning and zoning issues A. Update on Council planning agenda actions Planning Director Gary Sieb updated the Commission on the Planning and Zoning cases brought before Council on May 12th. B. Director's comments There were none. With nothing further to discuss, the meeting adjourned at approximately 10:32 p.m. Stan Lowry, Cha' ATTEST: � -, Li4 , B bara Q. Jahoda, Sr. Administrative Secretary 10