BM 1998-04-16 PZMinutes of April 16, 1998
PLANNING AND ZONING COMIVIISSION
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, April 16, 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
Commissioner Jon Nesbit
Also present were Assistant City Engineer Mike Martin, City Attorney Bob Hager, Fire
Marshall Travis Crump, Planning Director Gary Sieb, Assistant Planning Director Pert Virtanen,
City Planner Isabelle Moro and Sr. Administrative Secretary Barbara Jahoda.
PRE -SESSION (Open to the Public)
1. Briefing on the Agenda.
Staff briefed the Commission on the cases.
2. Call to Order.
Commissioner Stan Lowry called the meeting to order.
3. Approval of Minutes dated March 19, 1998.
Commissioner Stewart made a motion to approve the minutes of March 19, 1998, as
written. Commissioner McCaffrey seconded; motion carried (7-0) with Commissioners
Nesbit, 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. PD -168, The Hollows
at Northlake Woodlands, zoning change request from SF -9 (Single Family -9) and
TH-1 (Town House Residential -1) to PD -SF -7 (Planned Development Single
Family -7), to allow the development of 91 residential lots on approximately 24
acres of property located at the northeast corner of Beltline Road and Mockingbird
Lane, at the request of Tipton Engineering, Inc.
Assistant Planning Director Pert Virtanen introduced the item to the Commission,
showing exhibits of the proposed Planned Development, stating that this proposal of 91
units is significantly lower in density than what could be developed with the existing
Town House 1 zoning classification which would have yielded up to 217 dwelling units.
He stated that since the packets were distributed to the Commissioners, a revised tree
survey showing many mesquite trees, some hackberry trees, 32 elms and oaks, and one
pecan tree was submitted and identified those trees which would be lost due to
construction of streets and homes. Mr. Virtanen stated that the issue which concerns
staff the most centers on the access to the eastern side, mainly relating to getting fire and
emergency equipment into the area and being able to evacuate the area, if the need arises.
He then explained that when platting Northlake Woodlands No. 10, this same developer
did not take into account the need for any additional access to the eastern part of this site
and provided none because he relied on the existing Right -of -Way which was to be an
extension of Riverchase Drive leading to MacArthur Boulevard as the main entrance to
his property. Subsequently, as a result of the settlement of a lawsuit on the adjoining
property, the Right -of -Way was abandoned, making access to the TH-1 property very
difficult. Mr. Virtanen then suggested ways to access the eastern end of the property
from Mallard Drive and also suggested the possible extension of Sora Drive into the
property. He explained that at the time the Northlake Woodlands No. 10 subdivision was
platted, the City permitted Sora Drive to be a stub street without it having a turn -around
because it was the intention that the street would be extended southward into this
property. Staff recommends either the extension of the street or a cul-de-sac to be
constructed just to the south of the stub so that there is a proper turn -around on Sora
Drive that meets City standards. Mr. Virtanen then stated that staff recommends
approval of this zoning change, subject to revision of the Site Plan, Zoning Exhibit and
Entry Wall Landscape Plan to comply with the five conditions listed on the Staff Report.
Steve Parsons, N.L.W. Development Group, 6309 Clear Ridge, Dallas, TX 75248, was
present to represent this item before the Commission and answer any questions. He gave
a brief history of his property and showed photos of front -entry homes similar to the ones
that are being proposed. Mr. Parsons then introduced Pat Atkins of Tipton Engineering
who was also present to address staff concerns.
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Pat Atkins, Tipton Engineering, Inc., 6300 Broadway, Suite C, Garland, TX 75043,
stated that the elimination of the access to MacArthur Boulevard has created design issues
for this property. He addressed staff comments and stated that an additional access point
would cause problems with other area homeowners and builders and feels that the
applicant's suggestion of a wooden fence with brick columns at each lot corner should be
sufficient to buffer appearances from Beltline Road vs. a brick wall and requested the
Commission to work with them on this issue.
Some discussion followed regarding a turn -around on Sora Drive and having a connection
to Mallard Drive.
Chairman Lowry opened the Public Hearing, asking for people present who wanted to
speak in opposition to this request to come forward, reminding speakers of the three-
minute rule. Those speaking were:
Art McNeese, 919 Mallard Drive, Coppell, TX
Wayne Barnett, 939 Mallard Drive, Coppell, TX
Charlie Price, 509 Sora Lane, Coppell, TX
Chairman Lowry then asked for people present who wanted to speak in favor of this
request to come forward.
There were none.
Chairman Lowry left the Public Hearing open.
Extensive discussion followed regarding alley entries, the original plan for continuing
Sora Drive into this property, fencing, more landscaping in the common area, the traffic
issue, the fire safety issue and second ingress/egress, swing -in vs. front entry garages,
etc. Steve Parsons stated that on 50' lots, swing -in entries would not be an option but on
the 68' lots, it could be considered and stated that he will work out an east entry
connecting to Mallard Drive. He also asked for wood fencing behind the homes vs. brick
fencing because of the cost factor, tree issue and accessibility to manholes, etc. Mr.
Parsons stated that the proposed price range for this development is between $160-
220,000. After considerable comments from individual Commissioners, Chairman
Lowry asked staff for guidance as to whether or not to hold the hearing open and
continue it or deny this request. Gary Sieb, Director of Planning, reminded the
Commission that this property is presently zoned TH-1 which allows a product with a 40'
wide lot, does not require alleys and allows density more than double what is being
proposed. He complimented the developer for bringing a product forward that the City
can live with and be proud of because this piece of property is very difficult to develop
with the railroad track, power lines, bad access, drainage on the east side, etc. Mr. Sieb
said that if this proposal is denied, there is a potential that the City could get something a
lot less satisfactory and stated that the developer would like a decision so that he can
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move on. Mr. Sieb then confirmed that the developer will build the screening and stated
that the second access still needs to be worked out.
Commissioner Stewart made a motion to close the Public Hearing and approve Case No.
PD -168, The Hollows at Northlake Woodlands, zoning change from SF -9 and TH-1 to
PD -SF -7, subject to the following recommended conditions:
1) Provision of a second ingress/egress point on the eastern 1/3rd of property
to be worked out between City staff and the developer.
2) Provision of a cul-de-sac turnaround at the end of Sora Drive.
3) Inclusion on the landscape plans of a 6' -high earth -tone brick screenwall
along the boundary between the Lone Star Gas easement and the sanitary
sewer easement running parallel to the DART Right -of -Way at least from
Lot 42 west to Common Area B, with landscaping along the south side to
soften the appearance.
4) Establishment of homeowner association maintenance of fences and walls
along the southern boundary of the development, as well as all landscaping
on the south side of the fences and walls.
5) Correction of the entry wall/landscape plan to reflect the name of the
community as The Hollows at Northlake Woodlands, both in the title and
on the Entry Wall Detail.
6) Increase the amount of landscaping at the entry.
Commissioner Stewart asked the developer what his intentions are relative to Sora Drive.
Mr. Parsons stated that he felt it would be a better development to have Sora Drive go
through to the proposed subdivision, giving residents an option to enter and exit a
different way. He stated that in order to provide a cul-de-sac turnaround, he would have
to get the permission of the HOA because they own that property.
Commissioner Stewart amended the second condition to read: Extension of Sora Drive to
Crestview Drive.
The motion was seconded by Commissioner Nesbit; motion carried (7-0) with
Commissioners Nesbit, Stewart, Kittrell, Lowry, McCaffrey, Turner and DeFilippo
voting in favor. None opposed.
5. To consider the approval of The Hollows at Northlake Woodlands, Preliminary
Plat, to allow the development of 91 residential lots on approximately 24 acres of
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property located at the northeast corner of Beltline Road and Mockingbird Lane,
at the request of Tipton Engineering, Inc.
Assistant Planning Director Pert Virtanen introduced the item to the Commission, stating
that the Preliminary Plat conforms with the Site Plan that was submitted for the Planned
Development District and staff recommends approval, subject to the same conditions
attached to the PD and the five additional conditions listed on the Staff Report.
Pat Atkins, Tipton Engineering, Inc., 6300 Broadway, Suite C, Garland, TX 75043, was
present to represent this item before the Commission and answer any questions. He
stated that the applicant is in agreement with the recommended conditions.
No discussion followed.
Commissioner Nesbit made a motion to approve The Hollows at Northlake Woodlands,
Preliminary Plat, subject to the following recommended conditions:
1) Provision of a second ingress/egress point on the eastern 1/3rd of property
to be worked out between City staff and the developer.
2) Extension of Sora Drive to Crestview Drive.
3) Inclusion on the landscape plans of a 6' -high earth -tone brick screenwall
along the boundary between the Lone Star Gas easement and the sanitary
sewer easement running parallel to the DART Right -of -Way at least from
Lot 42 west to Common Area B, with landscaping along the south side to
soften the appearance.
4) Establishment of homeowner association maintenance of fences and walls
along the southern boundary of the development, as well as all landscaping
on the south side of the fences and walls.
5) Correction of the entry wall/landscape plan to reflect the name of the
community as The Hollows at Northlake Woodlands, both in the title and
on the Entry Wall Detail.
6) Increase the amount of landscaping at the entry.
7) Inclusion in the property description of Northlake Woodlands East Phase 8
and the land under the TU Electric easement on the north.
8) Titling the plat Preliminary Plat of the Hollows at Northlake Woodlands
and Replat of Northlake Woodlands East Phase 8.
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9) Provision of signature blocks for the Commission Chairman, Mayor and
Floodplain Administrator.
10) Correction of the adjacent zoning to show Commercial and PD
Commercial on the east.
11) Correction of the spelling of Place of Beginning.
The motion was seconded by Commissioner DeFilippo; motion carried (7-0) with
Commissioners Nesbit, Stewart, Kittrell, Lowry, McCaffrey, Turner and DeFilippo
voting in favor. None opposed.
A five-minute recess was called.
6. PUBLIC HEARING: To consider the approval of Case No. PD -169
, Lauren
Estates, zoning change request from SF -12 (Single Family -12) to PD -SF -7 (Planned
Development, Single Family -'n to allow the development of 3 residential lots and a
Special Use Permit for stucco -type construction on approximately 2 acres of
property located on the west side of Moore Road, approximately 680 feet south of
Sandy Lake Road, at the request of Dewayne Randle.
Assistant Planning Director Pert Virtanen introduced the item to the Commission,
showing an exhibit of the three -lot proposal and stating that the development will have an
entry feature along the entire frontage of Moore Road and discussed the proposed access
easement which will provide access to the lot at the rear, the proposed wall and
landscaping. In addition to the Planned Development District, Mr. Virtanen stated that
the applicant is requesting a Special Use Permit to utilize stucco construction. He then
mentioned that the applicant has agreed to remove the power pole that is located on the
northeast corner of the property which is currently not in use. Mr. Virtanen said that
staff recommends approval of the Planned Development District, as requested, subject to
the Site Plan being corrected as follows: Provision of inside firelane radii a minimum of
30' in length and recommends denial of the Special Use Permit for stucco -type
construction unless the applicant provides strong justification for its use.
Some discussion followed relative to stucco use in residential areas.
Dewayne Randall, 4012 Hackmore Loop, Irving, TX 75061, was present to represent
this item before the Commission and answer any questions. He addressed the use of
stucco and stated that at this time, he has no design set on any of the three lots, although
due to the current design trends occurring in residential homes, there seems to be quite a
bit of mix of exterior materials taking place. He would like the opportunity to use more
stucco (50-75%) in combination with brick, stone, etc. than is currently allowed under
the Zoning Ordinance. Mr. Randall then went on to describe the type of stucco he is
considering.
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Some discussion followed relative to the proposed motor court, entry gate mechanism,
fencing material, fence height, etc.
Chairman Lowry opened the Public Hearing, asking for people present who wanted to
speak in favor or opposition to this request to come forward, reminding speakers of the
three-minute rule. No one spoke in favor. Those speaking in opposition were:
Dennis Eastin, 147 South Moore Road, Coppell, TX
Jon Smith, 143 South Moore Road, Coppell, TX
Chairman Lowry closed the Public Hearing.
Chairman Lowry asked Fire Marshall Travis Crump to address the driveway concerns
and the fire hydrant issue. Mr. Crump stated that all concerns have been addressed.
Commissioner Stewart asked Mike Martin of the Engineering Department to address the
drainage concerns. Mr. Martin, Assistant City Engineer, stated that the City is aware of
the drainage concerns on this relatively flat property. He said that when construction
plans are submitted, the Engineering Department will make sure that proper drainage is
in place. Additional discussion followed.
Commissioner McCaffrey made a motion to approve Case No. PD -169, Lauren Estates,
zoning change request from SF -12 to PD -SF -7, subject to the Site Plan and the following
recommended conditions:
1) All drives shall be privately owned and maintained by owners.
2) Optional security gates shall be accessible by all property owners.
3) Private drives shall be accessible by all property owners.
4) Private drive to Lot 3 shall be 24 feet wide.
5) All private drives to be 6 inch concrete with ##3 rebar on 24 inch centers
on 6 inch sand cushion.
6) Trees shall be placed on each side of private drive leading to Lot 3 spaced
18 feet apart up to rear of homes placed on Lots 1 and 2, where homes
touch 15 -foot building set back.
7) Six-foot tall Woodcrete or masonry fence shall be placed at rear property
line (Lots 1 and 2) and at each side of private drive leading to Lot 3.
Fence setback shall be 17 feet from side property line. Fence shall extend
to rear of homes placed on Lots 1 and 2, where homes touch 15 -foot
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building setback line. Fence shall not be required at garage access of Lots
1 and 2.
8) Garages located on Lots 1 and 2 accessed by private drive to Lot 3 shall
not face or open to private drive.
9) All plans shall be submitted to Dewayne Randle Architect for approval
prior to construction. Architect shall review plans within 7 days of
receipt. If plans have not been reviewed within 7 days, plans shall be
considered approved and accepted.
10) Provision of inside fire lane radii a minimum of 30' in length.
NOTE: Conditions 1-9 were submitted by the applicant.
The motion was seconded by Commissioner Stewart; motion carried (7-0) with
Commissioners Nesbit, Stewart, Kittrell, Lowry, McCaffrey, Turner and DeFilippo
voting in favor. None opposed.
Commissioner McCaffrey then made a motion to deny the Special Use Permit for stucco -
type construction on the three lots on Case No. PD -169, Lauren Estates. The motion
was seconded by Commissioner DeFilippo; motion carried (6-1) with Commissioners
Nesbit, Kittrell, Lowry, McCaffrey, Turner and DeFilippo voting in favor of denial.
Commissioner Stewart opposed.
7. To consider the approval of the Stoneleigh at Riverchase II, Preliminary Plat and
Site Plan, to allow the development of 322 multi -family units on approximately 20
acres of property located at the southeast and southwest corners of Riverchase and
Fairway Drives, at the request of Republic Property Group.
City Planner Isabelle Moro introduced the item to the Commission, showing exhibits of
the proposed development, stating that the applicant is asking for three variances from the
Board of Adjustment regarding parking spaces, the use of trash compactors in lieu of
dumpsters, and a set -back variance. With regard to Fairway Drive, Ms. Moro stated that
on January 10, 1998, the City authorized the City Manager to sign a Developer's
Agreement between the City and RPG Estates for the extension of Fairway Drive from
Riverchase Drive to Beltline Road. It was noted that no Certificate of Occupancy will be
issued until the roadway is constructed, an issue of great concern to Riverchase residents.
She stated that staff recommends approval of the Preliminary Plat and Site Plan, subject
to the 11 recommended conditions listed in the Staff Report.
Some discussion followed relating to the completion of Fairway Drive.
Mike Daniel, Nathan Maier Engineers, 8080 Park Lane, Suite 600, Dallas, TX 75231,
was present to represent this item before the Commission and answer any questions. He
stated that the applicant is in agreement with all staff conditions. He voiced some
concern about the Developer's Agreement interpretation. It was their understanding that
their portion of Fairway Drive needed to be paved and the development wouldn't be held
up if the City didn't pave theirs. Gary Sieb, Planning Director, stated that the City's
concern was that the road needs to be completed or a terrible traffic jam would result at
the corner of Riverchase Drive and MacArthur Boulevard. Chairman Lowry asked if a
contract was awarded or where we are on this, time -wise. Mike Martin, Assistant City
Engineer, stated that he is unaware of a time -line but the City is a couple of weeks away
from getting the project out to bid and other options are being pursued; i.e., trying to
order materials that take some time early so that when the bid is awarded, we will have
the materials in hand so that construction can start as soon as possible. He then said that
it is the City's optimistic goal to have the road ready to go by the middle of August.
After much discussion and consultation between attorneys, City Attorney Hager
suggested the plat and Site Plan be approved and the road terms will get straightened out
later.
Commissioner McCaffrey made a motion to approve the Stoneleigh at Riverchase II,
Preliminary Plat and Site Plan, subject to the Site Plan and the following recommended
conditions:
1) Board of Adjustment approval of:
a) A special exception to reduce the number of parking spaces from
the required 817 to 734.
b) A variance allowing two 36 -cubic yard compactors.
c) A 15 foot variance from the required 60 foot setback for 2 -story
units adjacent to single-family zoned property to the east.
2) Place on the face of the plat the metes and bound description of the
property.
3) No certificate of occupancy will be issued until Fairway Drive is
constructed as per the January 27, 1998 agreement.
4) Modify the following items on the Landscape Plan:
a) All trees at the time of planting must be 3 " caliper trees.
b) Substitute the Japanese Black Pine with a planting material listed on the
city's approved plant palette.
5) Relocate the two subdivision signs shown mounted on the masonry wall at
the southeast and southwest intersection of Riverchase Drive and Fairway
Drive to the decorative wall at the entry of each of the apartment
complexes on Fairway Drive.
6) Provide elevations of the screening wall, two subdivision entry signs, and
the two signs shown on the northeast corner of Lot 2.
7) Modify the Typical Garage structure elevation to include vertical
definition using a 6 -foot high Nellie R. Steven's Holly, similar to Phase I
of Stoneleigh at Riverchase.
8) Eliminate from the Site Plan the existing street intersection apron along the
southern side of Riverchase Drive.
9) Any encroachment into the Dallas Area Rapid Transit (DART) Right -of -
Way, including drainage, will require a permit from DART.
10) A letter needs to be provided to the City from the Trinity River Authority
(TRA) granting permission to allow the developer to construct on their
easement this includes paving and trees.
11) Park development fees of $1,285 per dwelling unit are required.
The motion was seconded by Commissioner Kittrell; motion carried (7-0) with
Commissioners Nesbit, Stewart, Kittrell, Lowry, McCaffrey, Turner and DeFilippo
voting in favor. None opposed.
8. To consider the approval of the Deer Run, Preliminary Plat, to allow the
development of 56 duplex lots on approximately 9 acres of property located at the
northwest corner of Ruby and Coppell Roads, at the request of Harrington
Engineering, Inc.
Assistant Planning Director Pert Virtanen introduced the item to the Commission,
showing exhibits of the proposed development, stating that the plat shows 56 dwelling
units on a loop street that enters Coppell Road on the east side of the tract with an alley
to accommodate rear -entry garages. Mr. Virtanen stated the plat meets many City
requirements; however, because of the topography and natural surroundings on the site,
the Planning staff believes that the development, as proposed, does not take into
consideration some of the features on the site; i.e., some of the larger trees (altogether
there are over 200 8 " in caliper or more trees and a number would be removed when this
property develops) . He stated that staff's particular concern deals with the larger trees --
about 10% of the trees are 24" in caliper or larger (19 Post Oak trees). He suggested an
alternative layout of the subdivision which would be more sensitive to tree preservation
but acknowledged that this would cause a loss of a few dwelling units. Mr. Virtanen
stated that there could be a better plan and he doesn't think the City has to accept each
and every subdivision plan that meets various and sundry technical requirements such as
street off -set, distances, etc., because the Subdivision Ordinance also says that the
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arrangement of streets shall be considered in relation to topographical conditions and the
uses of the land to be served by them and staff thinks there could be a better relationship.
Mr. Virtanen then stated that staff recommends revision of the plat to preserve all trees
over 24" in caliper shown on the Tree Survey and a majority of the trees on the property
over 20" in caliper, which would require a major redesign of the subdivision. He then
said that the appropriate action would be to disapprove the plat as resubmitted.
Bill Dahlstrom, Dahlstrom/McDonald, 8333 Douglas, Suite 900, Dallas, TX, was
present on behalf of the applicant. He took exception to staff's opinion and stated that
State law requires that if a plat conforms to the rules and regulations of a City, it MUST
be approved. He said that there are no specific design standards or guidelines under the
Subdivision Ordinance to provide the kind of things that staff is requesting. He said there
is no specific standard under the Subdivision Regulations to require the applicant to
redesign or relocate streets to avoid any particular tree and there is no specific guideline
or standard under the City Ordinance concerning the layout of the streets. He said the
sole issue before the Commission is whether or not this plat, as submitted, conforms and
complies with the rules and regulations of the City. He stated that the applicant will
comply with the two Engineering comments attached to the Staff Report.
Chairman Lowry asked City Attorney Hager for comment. Mr. Hager suggested an
Executive Session.
At approximately 9:34 p.m., Chairman Lowry convened the Regular Session into
Executive Session pursuant to Section 551.071, Texas Government Code, for
consultation with City Attorney.
Chairman Lowry reconvened into Regular Session from Executive Session at
approximately 9:50 p.m. and asked for questions or comments from the Commission.
Commissioner Stewart made a motion to approve the Deer Run, Preliminary Plat, subject
to Engineering comments as follows:
1) A pedestrian access (sidewalk) from Archer Drive north to Wilson
Elementary School should be provided.
2) Relative to the Preliminary Water and Sanitary Sewer Layout, an 8 " water
line stub -out should be provided in the alley Right -of -Way between Lots
9A and 8B, Block 1.
The motion was seconded by Commissioner DeFilippo; motion carried (7-0) with
Commissioners Nesbit, Stewart, Kittrell, Lowry, McCaffrey, Turner and DeFilippo
voting in favor. None opposed.
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9. To consider the approval of the Fountain Park, Phase Two Addition, Lots 1-8,
Block D, Preliminary Plat, to allow the development of 8 residential lots on
approximately 3 acres of property located along the north side of Sandy Lake
Road and along the west side of Cascade Way, at the request of Kadleck and
Associates.
City Planner Isabelle Moro introduced the item to the Commission, showing an exhibit of
the proposed development, stating that there will be no access to the subdivision from
Sandy Lake Road, a 6' high brick masonry wall is planned, similar to Fountain Park,
Phase I with a 50' landscape sidewalk/utility easement between the wall and Sandy Lake
Road which will preserve two existing trees and additional trees will be planted. This
area will be maintained by the Homeowners Association. She said that staff's major
concern is the location of the retaining wall which is shown to be in the street Right -of -
Way of Cascade Way which was done in an attempt to preserve a number of trees on this
site. Ordinarily the City does not allow private improvements in public Rights -of -Way,
however, Cascade Way's Right -of -Way is 10 feet wider than necessary and the applicant
could enter into a Right -of -Way Use Agreement with the City which would need to be
reviewed by the City Attorney and approved by City Council. Ms. Moro stated that staff
recommends approval of this Preliminary Plat, subject to the four conditions listed in the
Staff Report.
Some discussion followed relative to the Homeowners Association.
Lynn Kadleck, Kadleck & Associates, 5336 Alpha Road, Suite 5, Dallas, TX, 75240,
was present to represent this item before the Commission and answer any questions. He
addressed the retaining wall question asked by Chairman Lowry and said that the
applicant is in agreement with staff conditions and a Right -of -Way Use Agreement will
be prepared.
Additional discussion followed regarding Lot 1's street frontage, the subdivision's alley
access to garages, and tree preservation. Mr. Kadleck assured the Commission that
every effort will be made to preserve as many trees as possible.
Commissioner Turner made a motion to approve the Fountain Park H, Lots 1-8, Block
D, Preliminary Plat, subject to the following recommended conditions:
1) Furnish a Right -of -Way use agreement for the proposed retaining wall
along Cascade Way for City Attorney review and City Council approval.
2) Preserve the following trees:
a) Lot 1, Block D: 36" Oak tree;
b) Lot 4, Block D: 30" Pecan tree;
C) Lot 8, Block D: 30" Sycamore tree;
d) Common Area: 15" Pecan tree and 36" Hackberry tree
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3) The proposed rock retaining wall across the front of the lots needs to be
located outside of the Right -of -Way, or a Right -of -Way Use Agreement
must be approved by City Council. The ownership and maintenance of
the wall would be the responsibility of the Homeowner's Association.
4) The Mexican Plum tree shown on the Landscape Plan must be a 3 " caliper
tree at the time of planting.
The motion was seconded by Commissioner McCaffrey; motion carried (7-0) with
Commissioners Nesbit, Stewart, Kittrell, Lowry, McCaffrey, Turner and DeFilippo
voting in favor. None opposed.
10. To consider the approval of the Fountain Park, Phase Two Addition, Lots 1-8,
Block D. Final Plat (Secondary Platt, to allow the development of 8 residential lots
on approximately 3 acres of property located along the west side of Cascade Way,
at the request of Kadleck and Associates.
City Planner Isabelle Moro introduced the item to the Commission, showing an exhibit of
the proposed development, explaining the reasons why this Final Plat (Secondary Plat)
can be approved at this time, which are as follows:
To be considered as a secondary plat, the plat had to meet the following criteria:
a) A plat of an area of 5 acres or less;
b) A plat containing 10 or fewer lots;
c) Will not cause major relocation or alteration of existing utilities
d) Does not require engineering plans or studies;
e) Is bounded on all sides by legally dedicated streets, alleys or
other dedicated land or railroad Right -of -Way;
f) Does not involve re -subdividing of a portion of a residential
subdivision where lots have been sold;
g) Meets unanimous Development Review Committee support;
h) Does not require dedication of significant easements.
She stated that staff recommends approval of this Final Plat (Secondary Plat), subject to
the six conditions listed in the Staff Report.
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No discussion followed.
Commissioner Kittrell made a motion to approve Fountain Park H, Lots 1-8, Block D,
Final Plat (Secondary Plat), subject to the following recommended conditions:
1) The Homeowners Association Agreement be approved by the City
Attorney prior to the plat being filed with Dallas County.
2) A Right -of -Way use agreement be furnished for City Attorney review and
receive City Council approval.
3) Preserve the following trees:
a) Lot 1, Block D: 36" Oak tree;
b) Lot 4, Block D: 30" Pecan tree;
c) Lot 8, Block D: 30" Sycamore tree;
d) Common Area: 15" Pecan tree, and 36" Hackberry tree
4) The proposed rock retaining wall across the front of the lots needs to be
located outside of the Right -of -Way, or a Right -of -Way Use Agreement
must be approved by City Council. The ownership and maintenance of
the wall would be the responsibility of the Homeowner's Agreement.
5) Park Development fees of $1,285 per dwelling unit are required
6) The Mexican Plum tree shown on the Landscape Plan must be a 3 " caliper
tree at the time of planting.
The motion was seconded by Commissioner Nesbit; motion carried (7-0) with
Commissioners Nesbit, Stewart, Kittrell, Lowry, McCaffrey, Turner and DeFilippo
voting in favor. None opposed.
11. To consider the approval of the Park West Commerce Center, Lots 1 & 3, Block 7
and Lot 3R, Block 8, Site Plan, to allow the development of 4 office/warehouse
facilities on approximately 31 acres of property located at the northeast and
northwest corners of Wrangler and Enterprise Drives, at the request of Halff
Associates, Inc.
City Planner Isabelle Moro introduced the item to the Commission, showing exhibits of
the proposed development, stating that of the four spec office/warehouse buildings to be
built, the first to be developed will be the two buildings facing Enterprise Drive. She
stated that the applicant is providing a number of extra parking spaces because since these
are spec buildings, the percentage of office space in each building will dramatically affect
the amount of required parking -- the applicant is building in flexibility to accommodate a
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variety of tenant mixes. Ms. Moro said that the Landscaping Plan meets minimum City
requirements and the applicant is asking for a variance from City Council to provide
landscaping and berms to shield the truck courts from adjoining streets. Ms. Moro stated
that staff recommends approval of this Site Plan, subject to the six conditions listed in the
Staff Report.
Dave Littleton, Halff Associates, Inc., 8616 Northwest Plaza Drive, Dallas, TX 75225,
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 McCaffrey asked about the possibility of moving the berming to Wrangler
Drive. Lisa Leslie with O'Brien & Associates stated that this suggestion will be taken
under consideration but there are some grade and tree considerations to be taken into
account and she believes that the berms were moved back to avoid these problems.
Commissioner Kittrell made a motion to approve the Park West Commerce Center, Lots
1&3, Block 7, and Lot 3R, Block 8, Site Plan, subject to the following recommended
conditions:
1) City Council approval of a variance to the screening wall requirement to
allow a living screen.
2) Specify paint colors for tilt wall and truck bay doors on the building
elevations.
3) Relabel Elevations for Building 4 as east, west, north, and south.
4) Correct the acreage shown on the Site Plan for Tract B to 16.172 acres
and Tract C to 14.616 acres.
5) Correct the Tabulations Tables on the Site Plan reflecting the total site
area for Tract B as 704,441 s.f. and 636, 673 s.f. for Tract C. Also,
revise all other tabulations on all the exhibits accordingly.
6) Show Lot 3 in its entirety on Site and Landscape Plans. Show treatment
of the additional 47,000 sf. of land on Lot 3 on the Landscape Plan.
The motion was seconded by Commissioner McCaffrey; motion carried (7-0) with
Commissioners Nesbit, Stewart, Kittrell, Lowry, McCaffrey, Turner and DeFilippo
voting in favor. None opposed.
12. PUBLIC HEARING: To consider the approval of the Park West Commerce
Center, Replat of Lots 1 and 3 7, to allow the development of 2
office/warehouse facilities on approximately 15 acres of property located at the
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northeast corner of Wrangler and Enterprise Drives, at the request of Halff
Associates, Inc.
City Planner Isabelle Moro introduced the item to the Commission, stating this Replat
represents the 15 -acre site on the east side of Enterprise Drive which will accommodate
Building 2 (approx. 96,000 square feet) and Building 4 (approx. 115,000 square feet).
She stated that staff recommends approval of the Replat, subject to the one condition
listed on the Staff Report.
Chairman Lowry opened the Public Hearing, asking for people present who wanted to
speak in favor or opposition to this request to come forward.
There were none.
Chairman Lowry closed the Public Hearing.
No discussion followed.
Commissioner McCaffrey made a motion to approve the Park West Commerce Center,
Replat of Lots 1&3, Block 7, subject to the following recommended condition:
1) Provide the signature block for the Floodplain Administrator.
The motion was seconded by Commissioner Nesbit; motion carried (7-0) with
Commissioners Nesbit, Stewart, Kittrell, Lowry, McCaffrey, Turner and DeFilippo
voting in favor. None opposed.
13. PUBLIC HEARING: To consider the approval of the Park West Commerce
Center, Replat of Lot 3R, Block to allow the development of 2 office/warehouse
facilities on approximately 16 acres of property located at the northwest corner of
Wrangler and Enterprise Drives, at the request of Halff Associates, Inc.
City Planner Isabelle Moro introduced the item to the Commission, stating that this
Replat represents 16 acres on the west side of Enterprise Drive which will accommodate
two buildings -- Building 1 (approx. 130,000 square feet) and Building 3 (approx.
145,000 square feet). She stated that staff recommends approval of the Replat, subject to
the one condition listed in the Staff Report.
Chairman Lowry opened the Public Hearing, asking for people present who wanted to
speak in favor or opposition to this request to come forward.
There were none.
Chairman Lowry closed the Public Hearing.
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No discussion followed.
Commissioner McCaffrey made a motion to approve the Park West Commerce Center,
Lot 3R, Block 8, Replat, subject to the following recommended condition:
1) Provide the signature block for the Floodplain Administrator.
The motion was seconded by Commissioner Turner; motion carried (7-0) with
Commissioners Nesbit, Stewart, Kittrell, Lowry, McCaffrey, Turner and DeFilippo
voting in favor. None opposed.
14. To consider the approval of the Carter Addition, Phase II. Final Plat, to allow the
development of 5 residential lots on approximately 13 acres of property located at
the northwest corner of Moore and Beltline Roads, at the request of Needham
Wright Engineers, Inc.
City Planner Isabelle Moro introduced the item to the Commission, showing an exhibit of
the proposed development and giving the Commission some background history of this
request; i.e., that it was originally approved by the Planning and Zoning Commission in
November of 1996 but the applicant failed to file the Final Plat for record with the
County, subsequently, the Final Plat became null and void and had to be resubmitted for
approval. Ms. Moro mentioned that some technical issues relating to the Flood Study
were not resolved and the applicant has been in contact with the Engineering Department
and is working on these issues. Also mentioned was the fact that this site is impacted by
the Coppell Trail System Master Plan and an on -road trail runs north and south on Moore
Road. She stated that staff recommends approval, subject to the three conditions listed on
the Staff Report.
Note: Final Plat authority was granted to the P&Z Commission by Council on
November 12, 1996.
Some discussion followed relating to the flood plain area.
Bob Wright, Needham, Wright Engineers, Inc., 10290 Monroe Drive, Suite 101, Dallas,
TX 75229, was present to represent this item before the Commission and answer any
questions. He said portions of some lots will be raised out of the flood plain to give
more buildable area for the homes.
No discussion followed.
Commissioner Nesbit made a motion to approve the Carter Addition, Phase H, Final Plat,
subject to the following conditions:
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1) A flood study for this development will need to be approved before
development will be allowed in the floodplain.
2). Park development fees of $1,285 per dwelling unit will be required.
3) Contact TU Electric for easements and load information.
The motion was seconded by Commissioner Turner; motion carried (7-0) with
Commissioners Nesbit, Stewart, Kittrell, Lowry, McCaffrey, Turner and DeFilippo
voting in favor. None opposed.
15. To consider the approval of the Town Center Addition,. Lot 1, Block 3, Final Plat,
to allow the development of a 24,620 square foot retail building on approximately
3 acres of property located at the northeast corner of Denton Tap Road and Town
Center Drive, at the request of Dowdey, Anderson and Associates, Inc.
Assistant Planning Director Pert Virtanen introduced the item to the Commission,
showing exhibits of the proposed development, reminding the Commission that the Site
Plan and Preliminary Plat were approved by the Commission in September and by City
Council in October. Mr. Virtanen went into detail about the fire lanes, driveway and the
median opening. He stated that the applicant has opted not to make the curb cut at this
time but has elected to pave a fire lane with a hammerhead turnaround for the fire trucks
so the fifth condition on the Staff Report can be eliminated. Mr. Virtanen then said that
staff recommends approval of the Final Plat, subject to the conditions listed on the Staff
Report, with the exception of Condition #5.
Commissioner Stewart asked Mr. Virtanen when the adjacent property develops, would
the two developers split the cost of the deceleration lane? Mr. Virtanen referred the
question to the applicant.
Matt Malouf, Malouf Interests, Inc., 3811 Turtle Creek Boulevard, Dallas, TX, was
present to represent this item before the Commission and answer any questions, stating
that he had a question as to whether or not there was a curb cut on Denton Tap Road and
whether or not he had the choice of either building the deceleration lane to get the curb
cut or do the turnaround if he doesn't. The consensus was that building the deceleration
lane would be preferred. City Attorney Hager suggested that staff's Condition #5 on the
Staff Report remain, making it an either/or condition.
No discussion followed.
Commissioner Kittrell made a motion to approve the Town Center, Lot 1, Block 3, Final
Plat, subject to the following recommended conditions:
1) Provision of utility plans.
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2) Relocation of driveway into Town Center Drive to align with median
opening.
3) Provision of a 5' sidewalk along Denton Tap Road, a 4' sidewalk along
Town Center Drive, and a 4' sidewalk along Town Center Boulevard.
4) Provision of driveway widths which comply with subdivision regulations.
5) Provide either a left -turn lane from southbound Denton Tap Road into the
driveway entrance nearest the northwest corner of the site or a hammer-
head tum -around option.
The motion was seconded by Commissioner McCaffrey; motion carried (7-0) with
Commissioners Nesbit, Stewart, Kittrell, Lowry, McCaffrey, Turner and DeFilippo
voting in favor. None opposed.
16. To consider approval of the G&K Services, Inc., Laundry Plant and Office
Facility, Minor Plat and Site Plan, to allow the development of a 67,725 square
foot facility on approximately 6 acres of property located along the south and east
sides of Airline Drive.
City Planner Isabelle Moro introduced the item to the Commission, showing exhibits of
the proposed development, reminding the Commission that this case was continued from
the March meeting and stating that the applicant has revised the plans to reflect the
Commission's concerns. She stated that there are still four outstanding conditions; i.e.,
the approval of the water discharge, screening of the loading docks from the street Right -
of -Way, the landscaping issue, and the detailing on the building, itself. She discussed
these issues with the Commission. Ms. Moro said that staff recommends approval of the
Minor Plat and Site Plan.
Chris Neufeld, Halff Associates, Inc., 8616 Northwest Plaza Drive, Dallas, TX 75225,
was present to represent this item before the Commission and answer any questions.
Commissioner McCaffrey thanked the applicant for adding more detail onto the building.
He then asked the purpose of the vinyl fencing. Mr. Neufeld said that it was mainly for
security purposes of the clothing inside the building. He stated that a two-level solid
hedge/planting will be placed outside the fence most of the way around the property.
No discussion followed.
Commissioner Stewart made a motion to approve the Minor Plat and Site Plan for G&K
Services, Inc., subject to the vinyl fencing color being green. The motion was seconded
by Commissioner Kittrell; motion carried (7-0) with Commissioners Nesbit, Stewart,
Kittrell, Lowry, McCaffrey, Turner and DeFilippo voting in favor. None opposed.
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17. PUBLIC HEARING: To consider the approval of a Zoning Ordinance Text
Amendment to permit two monument signs on premises greater than 5 acres in size
with 500 feet or more frontage on more than one street.
Assistant Planning Director Pert Virtanen introduced the item to the Commission, stating
that this amendment would allow two monument signs on properties greater than five
acres in size with 500 feet or more frontage on more than one street.
Chairman Lowry opened the Public Hearing, asking for people present who wanted to
speak in favor or opposition to this request to come forward.
There were none.
Chairman Lowry closed the Public Hearing.
No questions or discussion followed.
Commissioner McCaffrey made a motion to approve the amendment to Section 29-4,
replacing Paragraph (C) of Subsection 2 of the Coppell Zoning Ordinance in its entirety
to permit more than one monument sign on property in excess of five acres with frontage
on more than one street. The motion was seconded by Commissioner Turner; motion
carried (7-0) with Commissioners Nesbit, Stewart, Kittrell, Lowry, McCaffrey, Turner
and DeFilippo voting in favor. None opposed.
18. PUBLIC HEARING: To consider the approval of a Zoning Ordinance Text
Amendment to revise plant species listed on the City's approved plant palette.
Assistant Planning Director Pert Virtanen introduced the item to the Commission, stating
that this amendment would modify the number and types of plants listed in the Plant
Palette and enumerated each.
Chairman Lowry opened the Public Hearing, asking for people present who wanted to
speak in favor or opposition to this request to come forward.
There were none.
Chairman Lowry closed the Public Hearing.
No questions or discussion followed.
Commissioner Stewart made a motion to approve the amendment to Section 34 to replace
Table 1 in its entirety to modify the number and types of plants listed in the Plant Palette
of the Coppell Zoning Ordinance. The motion was seconded by Commissioner Nesbit;
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motion carried (7-0) with Commissioners Nesbit, Stewart, Kittrell, Lowry, McCaffrey,
Turner and DeFilippo voting in favor. None opposed.
19. 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 April 14th.
B. Director's comments
(a) Planning Director Sieb distributed a memo to the Commission relating to
two parcels of property in the northeastern portion of Coppell which
Council has asked the Commission to authorize the calling of a Public
Hearing to determine proper zoning -- the Light Industrial tract to the east
of MacArthur Boulevard (north of Denton Creek) and the Retail tract also
east of MacArthur Boulevard, just south of the Penninsulas of Coppell.
He said that Council has requested staff to do a study relative to whether
or not these zonings are appropriate and then bring those recommendations
to the Commission for consideration.
Chairman Lowry made a motion to authorize the calling of a Public
Hearing to determine appropriate zoning on the two parcels of land.
Commissioner McCaffrey seconded the motion; motion carried (7-0)
with Commissioners Nesbit, Stewart, Kittrell, Lowry, McCaffrey, Turner
and DeFilippo voting in favor. None opposed.
(b) Planning Director Sieb updated the Commission about an electrical
franchise agreement that is being considered by Council and the fact that
power poles have been placed in the Right -of -Way along the 121 Bypass
within the City of Coppell. He stated that typically, the electrical
franchise agreement is finalized first and then the poles are either put in
place or placed underground. The City is asking Coserve to give a time
frame within which these lines will be placed underground.
With nothing further to discuss, the meeting adjourned at approximately 11:15 p.m.
5-6, L, I L�-
Stan Lowry, Chairman
AT EST:
arb H. Jahoda, Sr. Administrative Secretary
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