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.
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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.
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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) .
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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
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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.
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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.
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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
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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.
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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
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