BM 1998-03-19 PZMinutes of March 19, 1998
PLANNING AND ZONING COMMISSION
The Planning and Zoning Commission of the City of Coppell met in pre -session at 5:30 p.m.,
and in regular session at 6:30 p.m., on Thursday, March 19, 1998, in the Coppell Town Center,
255 Parkway Boulevard, Coppell, Texas 75019. The following members were present:
Commissioner Stan Lowry
Commissioner Rick McCaffrey
Commissioner Karen Turner
Commissioner Texx Stewart
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. Commissioners
Anna Kittrell and Angelo DeFilippo were absent.
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 February 19, 1998.
Commissioner Turner made a motion to approve the minutes of February 19, 1998, as
written. Commissioner Nesbit seconded; motion carried (5-0) with Commissioners
Nesbit, Stewart, Lowry, McCaffrey and Turner voting in favor. None opposed.
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4. PUBLIC HEARING: To consider the approval of Case No. PD -160R, Mansions
by the Lake, a zoning change for property zoned PD -MF, SF -7 and Open Space
(Planned Development, Multi -Family -2, Single Family -7 and Open Space) by
amending the residential planned development to allow a 1,219 square foot day
care facility to be located in the clubhouse on property located along the east side
of Coppell Road, approximately 967 feet north of Parkway Blvd., at the request of
Humphreys and Partners Architect.
City Planner Isabelle Moro introduced the item to the Commission, showing an exhibit of
the proposed day care facility to be located on the first floor of the clubhouse, including a
1,766 square -foot outdoor play area surrounded by a 4' high decorative wrought iron
fence. She stated that enrollment (approximately 22 children) would be limited only to
residents of the Mansions apartment complex. A cast stone sign, which meets the sign
ordinance, will be mounted over the front door entrance. Ms. Moro mentioned that the
management of the day care center will probably be contracted out to a non-profit
organization which would only be required to pay the cost of the utilities, while the
owners would manage the clubhouse. She also stated that the applicant has assured staff
that all minimum State requirements for this day care facility will be met and stated that
staff supports the concept and recommends approval of amending the residential Planned
Development to allow this use, subject to the one condition listed in the Staff Report.
Tony Martin, Sr. Project Manager of the Mansion by the Lake, c/o Western Rim
Investors, 2400 N. Highway 121, #107, Euless, TX 76039, was present to represent this
item before the Commission and answer any questions. He stated that the applicant is in
agreement with the recommended notation.
Some discussion followed regarding number of children, adequate parking for the
facility, it's need and over-all design.
Chairman Lowry opened the Public Hearing, asking for people present who wanted to
speak in favor of this request to come forward.
There were none.
Chairman Lowry then asked for people present who wanted to speak in opposition to this
request to come forward.
There were none.
Chairman Lowry closed the Public Hearing.
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Commissioner Stewart made a motion to approve Case No. PD -160R, Mansions by the
Lake, amendment to the residential planned development, subject to the following
recommended condition:
1) A notation needs to be placed on the face of the First Floor Plan to read
"1,766 square feet of exterior play space."
City Attorney Hager asked if the proposed hours of operation was part of the motion;
Commissioner Stewart said "no"
The motion was seconded by Commissioner Nesbit; motion carried (5-0) with
Commissioners Nesbit, Stewart, Lowry, McCaffrey and Turner voting in favor. None
opposed.
5. To consider the approval of Asbury Estates. Final Plat, to allow the development
of 14 residential lots located on approximately 4.2 acres of property located to the
west of Village at Cottonwood Creek, Section VI residential subdivision; north of
Asbury Manor residential subdivision, at the request of Western Rim Investors,
Inc.
City Planner Isabelle Moro introduced the item to the Commission, showing an exhibit of
the property and stating that this is the single-family portion of the Mansions by the Lake
planned development. She stated that this subdivision will essentially be an extension of
Asbury Manor, a residential subdivision to the south, and will have two points of access
at Cromwell Court and Westminster Way (both streets will extend north from Asbury
Manor into this subdivision) . These 14 lots have been sold to Ryland Homes, the builder
of Asbury Manor, and the applicant assures staff that the same quality homes will be built
in this subdivision. Ms. Moro stated that the lots adjacent to the multi -family zoned
property will be buffered by a five-foot wide wall and landscape easement and a 6' high
brick masonry wall will screen the single family development from the multi -family
development. Ms. Moro stated that staff recommends approval of the Final Plat, subject
to the three conditions listed on the Staff Report.
Tony Martin, Sr. Project Manager of the Mansion by the Lake, c/o Western Rim
Investors, 2400 N. Highway 121, #107, Euless, TX 76039, was present to represent this
item before the Commission and answer any questions. He stated that the applicant is in
agreement with the recommended comments.
Some discussion followed relative to slope protection and the status of the Homeowners
Agreement. Mr. Martin stated that minor revisions have been made to the HOA by the
City and it will be resubmitted to the City shortly.
There were no further questions of the applicant.
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Commissioner McCaffrey made a motion to approve the Asbury Estates, Final Plat,
subject to the following recommended conditions:
1) A park development fee of $1,285.00 per dwelling unit will be assessed
for this property.
2) The homeowners agreement document being approved by the City
Attorney.
3) Substitute the Red Maple trees shown on the Planting Plan with a tree
species listed on the city's approved plant palette.
The motion was seconded by Commissioner Turner; motion carried (5-0) with
Commissioners Nesbit, Stewart, Lowry, McCaffrey and Turner voting in favor. None
opposed.
6. To consider the approval of Asbury Estates., Block 1, Final Plat, to allow
the development of a 10.532 acre tract of future city park land to be located east of
the Mansions by the Lake apartment complex; north of Village at Cottonwood
Creek Section VI residential subdivision, at the request of Western Rim Investors,
Inc.
City Planner Isabelle Moro introduced the item to the Commission, showing an exhibit of
the possible future City park site, stating that a driveway will extend from Westminster
Court northward to a semi -circular parking lot with 14 regular parking spaces and two
handicap parking spaces available for access into the park, where a 2,500 square foot
covered picnic area is being proposed. She stated that staff recommends approval of this
Final Plat.
Since the Commissioners had no questions for the applicant or staff, Chairman Lowry
entertained a motion.
Commissioner Nesbit made a motion to approve the Asbury Estates, Lot 7, Block 1,
Final Plat. The motion was seconded by Commissioner McCaffrey; motion carried (5-0)
with Commissioners Nesbit, Stewart, Lowry, McCaffrey and Turner voting in favor.
None opposed.
7. PUBLIC HEARING: To consider the approval of Case No. PD -166, Westbury
Mauff, a zoning change request from SF -12 (Single Family -12) to PD -SF -7
(Planned Development, Single Family -7), to allow the development of a 38 -lot
residential subdivision on 9.713 acres of property located along the east side of
Heartz Road; along the south side of Sandy Lake Road, at the request of the
Ryland Group, Inc.
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Before hearing this case, Chairman Lowry acknowledged receipt of several letters
opposing this zoning change request, stating that it's important that people take an interest
in their community and point out issues to the Commission so that it can gather
information from staff and the citizenry. He then pointed out that everyone deserves due
process and because this is a democratic society, every applicant has the right to be heard
and staff has an obligation to send any requests on to the Commission, which, in turn,
ultimately forwards most cases and recommendations on to City Council for approval.
He reiterated that the Commission doesn't have to ability to choose what comes before it.
Assistant Planning Director Pert Virtanen introduced the item to the Commission,
showing exhibits of the proposed development, stating that this site, consisting of three
lots owned by different individuals, is a difficult one to develop and indicated that the
Master Plan shows this property to be suitable for institutional uses because of the
proximity of the two churches in the area and it was thought that they might need room
for expansion, but this does not seem to be the case. The next best use would be medium
density residential use because of the surrounding single family developments. He stated
that approximately 151 eight -inch or more caliper trees were on the property; 146 trees
consisting of mostly post oaks and elms were located at the northern end of the proposed
development and five live oak and pecan trees were located in the southwestern area.
Mr. Virtanen gave a detailed account of the surrounding single-family developments,
stating dwelling units/acres, etc. He then stated that staff recommends approval of a PD -
SF -7 district for this property, subject to the 12 recommended conditions listed on the
Staff Report.
Some discussion followed.
Fred Phillips, The Ryland Group, Inc., 12000 Ford Road, Suite 320, Dallas, TX 75234,
was present to represent this item before the Commission and answer any questions. He
addressed staff conditions, stating that he's in agreement with Conditions 4-12 and would
like to present alternatives to Conditions 1-3 and showed exhibits of a typical house with
dual garage doors that is being considered, stating that the development would be in the
$160-220,000 price range.
Discussion followed.
Chairman Lowry opened the Public Hearing, asking for people present who wanted to
speak in favor or opposition to this request to come forward. He asked that each speaker
not be repetitive on issues and be limited to three minutes.
Those. pposition were:
Byron Hardin, 153 Simmons, Coppell, TX (presented a petition signed by
neighbors)
Terry Cheshier, 149 Simmons, Coppell, TX
Ben Murray, 117 Simmons, Coppell, TX
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Keri Purdin, 121 Simmons, Coppell, TX
Larry Cheshier, 149 Simmons, Coppell, TX
Mark Munsey, 125 Simmons, Coppell, TX
Dell Morgan, 153 Heartz, Coppell, TX
Smak ng in favor of this proposal:
Joann Benson, 221 E. Sandy Lake Road, Coppell, TX, owner of one piece of
property for this proposed subdivision.
Chairman Lowry left the Public Hearing open.
Extensive discussion followed with regard to lot sizes, trees, use of the alley, garage
access, an additional ingress/egress point further south on London Way, etc. Because the
Commission was uncomfortable in approving this zoning change as it now stands, Mr.
Phillips asked that the case be tabled in order to give the applicant time to see what other
options are available. He stated that if, after evaluating the comments, the applicant still
wishes to proceed with this request, a meeting with area property owners will be
scheduled. It was suggested that a representative from the Lutheran church come to the
May Planning Commission meeting to share with the Commission their future plans for
the wooded area along Sandy Lake Road which adjoins this proposed development.
Commissioner McCaffrey made a motion to continue Case No. PD -166, Westbury
Manor, zoning change from SF -12 to PD -SF -7, to the Planning and Zoning Commission
meeting on May 21, 1998. The motion was seconded by Commissioner Turner; motion
carried (5-0) with Commissioners Nesbit, Stewart, Lowry, McCaffrey and voting in
favor. None opposed.
Chairman Lowry explained to the citizens in attendance that this case will be heard again
on May 21st and that no additional notices will be sent to property owners within 200 feet
of the zoning change request and asked that this information be relayed to their
neighbors.
Barbara Murray, 117 Simmons, asked for clarification on the statement made that the
alley access to Sandy Lake Road will be closed when and if this proposal is developed.
She then asked if this access were closed or diverted, what would happen with the alley
on the other side of Simmons? Chairman Lowry stated that this could not be addressed at
this time.
8. To consider the approval of Westbury Manor, Preliminary Plat, to allow the
development of a 38 -lot residential subdivision on 9.713 acres of property located
along the east side of Heartz Road; on the south side of Sandy Lake Road, at the
request of the Ryland Group, Inc.
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Assistant Planning Director Pert Virtanen asked for clarification of the previous case;
i.e., the Commission wanting to have alley access to the houses on London Way, wanting
two alley entrances off of London Way, wanting wider lots on London Way and not
being concerned about having a common area designation. For the benefit of the
developer and the Development Review Committee when this case comes back, he asked
for direction as to the lot widths that would be acceptable, stating that 68 feet would only
require the loss of one lot. In order to lose only one lot and have an additional 15' wide
alley, 66' wide lots would be needed which may not be acceptable to the Commission. In
that case, instead of a 37 -lot subdivision being planned, a 36 -lot subdivision would be
necessary which may be important to the developer during the next 60 days especially if
he has to go back to the owners regarding the price of the property. Chairman Lowry
said that the lots that are to the east along London Way should be somewhere in the 70'
range, vs. the 66' range. Mr. Virtanen thanked the Commission and then stated that
since proper zoning is not in place at this time, staff recommends denial of this
Preliminary Plat.
Commissioner McCaffrey made a motion to deny the Westbury Manor, Preliminary Plat.
The motion was seconded by Commissioner Nesbit; motion carried (5-0) with
Commissioners Nesbit, Stewart, Lowry, McCaffrey and Turner voting in favor of denial.
None opposed.
A ten-minute break was called.
9. PUBLIC HEARING: To consider the approval of Case No. PD -167, Eastbury
Manor, a zoning change from SF -12 (Single Family -12) to PD -SF -7 (Planned
Development, Single Family -7), to allow the development of a 27 -lot residential
subdivision on 6.998 acres of property located at the northeast corner of Lodge
and Sandy Lake Roads, at the request of the Ryland Group, Inc.
City Planner Isabelle Moro introduced the item to the Commission, showing exhibits of
the proposed development which has two planned access points off of Lodge Road, with
none off of Sandy Lake Road. She stated that the density of this subdivision was a
concern to staff, mentioning that the Comprehensive Master Plan shows this property
suitable for low-density vs. the proposed medium density residential subdivision.
Because surrounding subdivisions have larger lots than those proposed, the developer
plans to place its larger lots along the perimeter of the subdivision (adjacent to Pecan
Valley which has approximately 9,000 square foot lots) and placing the higher density
lots in the middle of the subdivision. Ms. Moro stated that the developer requested three
conditions relative to this planned development, the first having to do with some alley
deletion, a decrease in the street centerline offset and allowing for 10 Planned
Development lots. Staff supports the first two requests but takes exception to the third
condition because 10 Planned Development lots would exceed the 35 % deviation allowed
in a PD district. Staff suggests converting Lots 1 and 10, Block 2, into straight SF -7
lots, therefore, bringing the PD into compliance with City regulations. A screening wall
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similar to that of Pecan Valley and Pecan Ridge will be provided along Lodge Road. A
6' high solid brick masonry wall landscaped with trees and shrubs will also be
constructed along Sandy Lake Road. Ms. Moro said that staff recommends approval of
this zoning change, subject to the five conditions listed in the Staff Report.
Some discussion followed.
Fred Phillips, The Ryland Group, Inc., 12000 Ford Road, Suite 320, Dallas, TX 75234,
was present to represent this item before the Commission and answer any questions. He
stated that the applicant would increase the square footage of the lots that directly abut the
existing neighborhood if that would be desirable and addressed staff conditions.
Regarding Condition #2, Lot #10 could be SF -7 zoning but not Lot #1 as this would
greatly diminish the over-all size of the home that could be built there.
Chairman Lowry opened the Public Hearing, asking for people present who wanted to
speak in favor or opposition of this request to come forward.
Those apeaking in opuosition were:
Tracy Fisher, 136 Park Valley Court, Coppell, TX (speaking on behalf of
the HOA)
Ken Randolph, 328 Park Valley Court, Coppell, TX
Andrew Louis, 344 Cedar Crest Drive, Coppell, TX
Jim Kurtz, 352 Cedar Crest, Coppell, TX
Jim Vansom, 414 Park Valley Drive, Coppell, TX
Kerry Riggin, 421 Pecan Hollow, Coppell, TX
Steve Gellman, 127 Beaver Run, Coppell, TX
John Stephens, 132 Park Valley Court, Coppell, TX
Ext)ressh an opinion was:
Ken Hovland, Pastor of Rejoice Lutheran Church next door
Chairman Lowry left the Public Hearing open.
Considerable discussion followed with regard to such a drastic density change compared
to surrounding neighborhoods, more alleys were suggested, there was concern with front
entry garages, trees, etc. Mr. Phillips stated that homes in this development would range
from $200-270,000 and that he would like the opportunity to meet with the engineer to
get some specific directions on the size issue and evaluate whether or not the development
is still feasible. Planning Director Sieb stated that from what he hears from the residents
and the Commission, significantly larger lots are desirable and he needs some assurance
from the applicant that when this proposal comes back in May, that it will be reasonably
supportable by all participants. Mr. Phillips restated that he would greatly appreciate the
opportunity to look at the alternatives of configuration, given the constraints of the
property.
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Again, Chairman Lowry explained to the citizens attending the hearing that written
notices of this zoning change request will not be sent out again and that this case will be
continued to the May 21st Planning and Zoning Commission meeting. He again asked
that this information be shared with neighbors.
Commissioner McCaffrey made a motion to continue Case No. PD -167, Eastbury
Manor, zoning change from SF -12 to PD -SF -7 to the Planning Commission meeting on
May 21, 1998. The motion was seconded by Commissioner Stewart; motion carried (5-
0) with Commissioners Nesbit, Stewart, Lowry, McCaffrey and Turner voting in favor.
None opposed.
10. To consider the approval of Eastbury Manor, Preliminary Plat, to allow the
development of a 27 -lot residential subdivision on 6.998 acres of property located
at the northeast corner of Lodge and Sandy Lake Roads, at the request of the
Ryland Group, Inc.
City Planner Isabelle Moro stated that since proper zoning is not in place at this time,
staff recommends denial of this Preliminary Plat.
Commissioner Stewart made a motion to deny the Eastbury Manor, Preliminary Plat.
The motion was seconded by Commissioner McCaffrey; motion carried (5-0) with
Commissioners Nesbit, Stewart, Lowry, McCaffrey and Turner voting in favor of denial.
None opposed.
11. PLTBLIC HEARING: To consider the approval of Case No. S-1137, First United
Methodist Church of Copes, a zoning change from SF -7 and SF -12 (Single
Family 7 and 12) to SF -7 & SF-12-S.U.P. (Single Family 7 and 12, Special Use
Permit), to allow the expansion of the existing church and additional parking on
12.04 acres of property located at the northeast and northwest corners of Heartz
and Bethel School Roads, at the request of First United Methodist Church of
Coppell.
Assistant Planning Director Pert Virtanen introduced the item to the Commission,
showing exhibits of the proposed development, stating that land acquisition at the
northwest corner of Bethel School and Heartz Roads will use a substance similar to
grasscrete as its parking lot surface. He stated that the Board of Adjustment granted a
special exception to permit this material on an experimental basis with the Engineering
Department inspecting the parking surface every 90 days and reporting to the City
Council every six months. If at any time the material is found to be inadequate, the
church will be able to use it for two years total after which it is to be replaced with a
concrete surface. Staff recommends approval of the Special Use Permit, subject to the
three conditions listed on the Staff Report.
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Charles Harper, Harper Perkins Architects, Inc., 4724 Old Jacksboro Highway, Wichita
Falls, TX 76302-3599, was present to represent this item before the Commission and
answer any questions. He described the parking lot's surface and stated that the product
name is Pavegrow, a product of TXI, which will be striped every 45 days. He also said
that the Staff recommendations are acceptable to the applicant.
Some discussion followed.
Chairman Lowry opened the Public Hearing, asking for people present who wanted to
speak in favor or opposition to this case to come forward.
person exnres . g a traffic safetv concern was:
Ivor Flannery, 244 Plantation Drive, Coppell, TX, owner of properties located at
126, 128, 130, 132 and 136 E. Bethel School Road, which front this proposed
parking lot.
Chairman Lowry closed the Public Hearing.
Chairman Lowry shared a personal observation about the traffic issue expressed by Mr.
Flannery. He felt it would be an ill-advised move to place an ingress/egress of the
parking facility onto Heartz Road vs. Bethel School Road because of the number of
people crossing the street to and from the parking lot. The Commission was in general
agreement with this concern.
City Attorney Hager mentioned that approval of this Special Use Permit needs to include
reference to the Site Plan and elevations in addition to the conditions.
Commissioner Turner made a motion to approve Case No. S-1137, First United
Methodist Church of Coppell zoning change from SF -7 and SF -12 to SF -7 and SF -12,
Special Use Permit, to allow the expansion of the existing church and additional parking
area, subject to the Site Plan, elevations and the following conditions:
1) Deletion of the four additional parking spaces proposed near the east
property line of the church building site.
2) Provision of a landscape plan that is consistent with the site plan.
3) Screening of new mechanical equipment, undergrounding of any additional
electric facilities, and placement of utility meters in inconspicuous
locations.
The motion was seconded by Commissioner McCaffrey; motion carried (5-0) with
Commissioners Nesbit, Stewart, Lowry, McCaffrey and Turner voting in favor. None
opposed.
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12. To consider the approval of First United Methodist Church of Copuell. Section
Two Minor Plat, to allow the development of an additional parking lot on a 7.04
acre lot located at the northwest corner of Heartz and Bethel School Roads, at the
request of Dowdey Anderson and Associates, Inc.
Assistant Planning Director Pert Virtanen introduced the item to the Commission, stating
the Planning Director wished to bring this Minor Plat to the Commission's attention and
stating that Staff recommends approval, subject to the two conditions listed on the Staff
Report.
Charles Harper, Harper Perkins Architects, Inc., 4724 Old Jacksboro Highway, Wichita
Falls, TX 76302-3599, was present to represent this item before the Commission and
answer any questions. He stated that the applicant is in agreement with staff comments.
No discussion followed.
Commissioner Nesbit made a motion to approve the First United Methodist Church of
Coppell, Section 2, Minor Plat, subject to the following conditions:
1) Relabeling the title to read "Minor Plat".
2) Provision of a utility easement along the north property line, if necessary,
to accommodate placement of the overhead cable underground.
The motion was seconded by Commissioner McCaffrey; motion carried (5-0) with
Commissioners Nesbit, Stewart, Lowry, McCaffrey and Turner voting in favor. None
opposed.
13. PUBLIC J EAMG: To consider the approval of Case No. S-1139. Rebekah's, a
zoning change from C (Commercial) to C-S.U.P. (Commercial, Special Use
Permit), to allow the operation of a tea and coffee house in Georgetown Plaza
located at 700 East Sandy Lake Road, at the request of Rebecca Davey.
City Planner Isabelle Moro introduced the item to the Commission, showing exhibits of
the proposed use and stating that very limited food preparation is planned for this tea
room/gourmet coffee shop. She mentioned that an etiquette classroom is planned and that
during the year, special events will be organized. No alcohol will be served. Ms. Moro
then stated that staff recommends approval of the Special Use Permit, subject to the two
conditions listed on the Staff Report.
Rebecca Davey, proprietor, 717 S. Coppell Road, Coppell, TX 75019, was present to
represent this item before the Commission and answer any questions.
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Some discussion followed.
Chairman Lowry opened the Public Hearing, asking for people present who wanted to
speak in favor or opposition of this case to come forward.
There were none.
Chairman Lowry closed the Public Hearing.
Commissioner Turner made a motion to approve Case No. S-1139, Rebekah's, zoning
change from C to C, S.U.P., to allow operation of a tea and coffee house, subject to the
Site Plan and following conditions:
1) Placement of the store dimensions on the Fixture Plan.
2) Required parking being met in the existing parking lot.
The motion was seconded by Commissioner Nesbit; motion carried (5-0) with
Commissioners Nesbit, Stewart, Lowry, McCaffrey and Turner voting in favor. None
opposed.
City Attorney Hager stated that the hours of operation should be included in the motion
for this Special Use Permit.
Commissioner Turner amended her motion to include the following additional condition:
3) The hours of operation will be as follows: 5:30 a.m. - 8:00 p.m. M - Th;
5:30 a.m. - 11:00 p.m. Fri.; 7:00 a.m. - 11 p.m. Sat.; and 7:30 a.m. - 2:00
p.m. Sun.
Commissioner Nesbit seconded the amended motion; motion carried (5-0) with
Commissioners Nesbit, Stewart, Lowry, McCaffrey and Turner voting in favor. None
opposed.
A five-minute break was observed.
14. PUBLIC HEARING: To consider the approval of Case No. S-1140, Robertson
Pools and Spas, a zoning change from HO -C (Historic Overlay, Commercial) to
HO-C-S.U.P. (Historic Overlay, Commercial, Special Use Permit) and Site Plan,
to allow asphalt pavement on-site for off-street parking spaces and the
development of a 4,763 square foot office/warehouse facility on 20,245 square feet
of property located 690 feet north of Bethel Road, along the west side of Coppell
Road, at the request of the Collaborative, Inc.
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Assistant Planning Director Pert Virtanen introduced the item to the Commission,
showing an exhibit of the proposed development and stating that asphalt is permitted for
this building because it is located in the Historic District. Staff recommends approval of
the Special Use Permit, subject to the Site Plan, modified elevations and the six
conditions listed on the Staff Report.
Some discussion followed.
The applicant was not present to represent this case to the Commission.
Chairman Lowry opened the Public Hearing, asking for people present who wanted to
speak in favor or opposition of this case to come forward.
There were none.
Chairman Lowry closed the Public Hearing.
Commissioner Lowry made a motion to approve Case No. S-1140, Robertson Pools &
Spas, zoning change from HO -C to HO -C, S.U.P. , to allow asphalt pavement on-site for
off-street parking spaces and the development of an office/warehouse facility, subject to
the Site Plan, modified Elevations and following conditions:
1) Combining the expansion site with the property the applicant owns to the
south and platting all the property as one building lot.
2) Removal of the three head -in parking spaces shown at the southeast corner
of the expansion site.
3) Submission of sign and outdoor lighting plans for Commission and
Council review.
4) Screening of rooftop mechanical equipment, no additional power poles or
overhead wiring, and placement of utility meters behind the building.
5) Payment of impact fees.
6) Provision of a drainage area map.
The motion was seconded by Commissioner Stewart; motion carried (5-0) with
Commissioners Nesbit, Stewart, Lowry, McCaffrey and Turner voting in favor. None
opposed.
15. To consider the approval of O&K Services, Inc., Laundry Plant and Office
Facility, Minor Plat and Site Plan, to allow the development of a 67,725 square
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foot facility on 5.519 acres of property located along the south and east sides of
Airline Drive, at the request of Halff Associates, Inc.
City Planner Isabelle Moro introduced the item to the Commission, showing exhibits,
including color renderings, of the proposed development and stating that this proposed
facility will be a uniform leasing and laundry business. She stated that from staff
perspective, this is a troublesome request in terms of use and the site layout, stating that
the hours of operation will be 7 a.m. to 11 p.m. Monday through Friday and the
applicant will operate two shifts with total employment of 70 employees. Ms. Moro
stated that the applicant has reassured staff that there will be no traffic congestion or
pollution associated with this facility and that during the summer months, the bay doors
will be kept open during business hours. Ms. Moro then showed the location of the
proposed 6' high vinyl covered chain-link fence around the truck court which will have
two wrought -iron gates and will be locked between the hours of 11 p.m. and 7 a.m.
Landscaping is planned between the fence and the property line to the south, however,
truck courts facing a street need to be screened with a brick, stone or concrete material
(no concrete blocks) . Therefore, this chain-link fence would not provide adequate
screening. She then stated that the landscaping is deficient by approximately 6,500
square feet. Ms. Moro said that staff appreciates the applicant's efforts to cooperate on a
number of issues, however, it recommends holding the Site Plan under advisement to the
April 16th P&Z Meeting because this proposal is not ready at this time, and denial of the
Minor Plat. Ms Moro then pointed out some technicalities that staff would like resolved
before the April 16th; i.e., the 10 conditions listed on the Staff Report.
Chris Newfeld, Halff Associates, Inc., 8616 Northwest Plaza Drive, Dallas, TX 75225,
was present to represent this item before the Commission and answer any questions. Mr.
Newfeld agrees and stated that the applicant is willing to meet with staff and come to full
compliance. He pointed out that G&K will provide twice -monthly testing of the
discharge from the facility, as they do in their other facilities and conversations have
begun with the Trinity River Authority and the applicant has been told that it is up to
Coppell to recommend what can be done about approval of the discharge, but they intend
to follow-up with the Authority. Mr. Newfeld said that Larry Baker, Director of
Engineering with G&K was also available regarding specific questions about the
operations of the facility.
Some discussion followed as to the prevention of odors from escaping the building,
particularly if the doors are open all summer and how the water gets purified after soaps,
etc., have been added to it. Mr. Baker stated that basically, these plants do not have any
odors in them and stated that they have a waste water pretreatment consisting of a
dissolved air flotation which puts in chemicals and takes out solids from the water before
it is discharged. He said they consider themselves good neighbors to any community
where these plants are located. After being asked exactly what they do at these facilities,
Mr. Baker stated that they lease uniforms where dirty uniforms are picked up on a
weekly basis and clean ones are delivered. It is basically a warehouse operation -- five
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days of uniforms are stored until they are returned to the user. He stated that their plants
are state -of -the art with automatic sortation using a bar code on each garment so that
garments can be sorted according to users and the user number. The wash room is state-
of-the-art with process controls that automatically unload the washers and bring the load
to the dryers for loading. Approximately 20 to 25 percent of the building is considered
an industrial laundry; about 25 percent would be used for out -of -service garment storage
of used and new garments. When considering the paint colors/building
materials/elevations to be used before resubmittal at the April meeting, Commission
McCaffrey suggested that the applicant take a look at existing buildings in the industrial
area because most buildings use a lot more detail work on them than what the applicant
has shown the Commission, either on the entry areas or the stripping and patterning on
the building so that the building has more detail and has a more quality look to it. Mr.
Baker stated that the developer from whom the property was purchased has design review
of any proposal and has approved the present design, but they are willing to look at other
buildings in the area. Commissioner McCaffrey stated that the building across the street
-- MJ Designs -- is a much more elaborate facility than what is being proposed here.
Commissioner Lowry made a motion to table the Site Plan and deny the Minor Plat for
G&K Service, Inc., Laundry Plant and Office Facility. The motion was seconded by
Commissioner Stewart; motion carried (5-0) with Commissioners Nesbit, Stewart,
Lowry, McCaffrey and Turner voting in favor. None opposed.
16. To consider approval of Coppell Crossing Addition, Lot 1, Block 1, Final Plat and
Site Plan, to allow the development of two retail buildings on 3.137 acres of
property located 361' north of Beltline Road; along the west side of MacArthur
Boulevard, at the request of Mockingbird Management.
Assistant Planning Director Pert Virtanen introduced the item to the Commission,
showing exhibits of the proposed development, stating that two retail buildings are
proposed for Lot #1, the first of a five -lot subdivision to be developed. Mr. Virtanen
stated that the project has been difficult to accomplish under the existing regulations and
applauded the developer for proposing a development without asking for variances,
Planned Development Districts, etc. He stated that the only area of specific concern has
to do with the proposed tenant sign regulations and the awning material selections
because they are not in sync with guidelines that have been put forth by the City in the
last year. He stated that staff recommends approval of the Final Plat and suggested that
the Commission discuss the sign and awning issues with the applicant prior to approving
the Site Plan. If the applicant volunteers to modify the proposals to agree with the design
suggestions published by the City, then staff recommends approval of the Site Plan, as
well, subject to the four conditions listed on the Staff Report. If the applicant does not
agree, staff suggests that the Site Plan be taken under advisement and possibly reconsider
the C.I.V.I.C. recommendations.
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Jim Kurtz, Kurtz -Bedford Associates, Inc., 4222 Rosehill Road, Suite 2, Garland, TX
75043, was present to represent this item before the Commission and answer any
questions. Mr. Kurtz stated that the applicant concurs with all staff conditions and will
conform with all ordinances for signs required by the City.
Signage discussion followed and Mr. Kurtz stated that in the lease agreements, there will
be a standard for ivory signs with bronze castings, notwithstanding the company logo.
He stated that if a national client came in, he would have to give consideration to them to
be competitive with the shopping centers in the area. Commissioner McCaffrey said that,
in his opinion, the major competitors to this proposed shopping center are the two
developments at the southwest and southeast corners of Beltline and MacArthur and both
these shopping centers have like signage, which comply with C . I . V . I . C .
recommendations. He stated that one of the reasons for a like -type awning material is
that over time, colors go out of style while natural colors don't, so as the center ages, it
will stay updated because if was designed with natural colors.
Mitch Vexler, President of Mockingbird Management Company, P.O. Box 293053,
Lewisville, TX 75029, stated that he and the Commission have two totally divergent
points of view. He feels that the C.I.V.I.C. recommendations don't take into account if
he needs to deal with a client like T.G.I.Fridays. He feels that with these restrictions, his
ability to deal with national tenants is limited and its requirements impacts the value of
his property. He feels that his other complexes in Valley Ranch, etc., are quality centers
and they all have consistent signage, the majority being ivory in color. Logos, however,
are of a color the client wants. Mr. Vexler said that when dealing with a national tenant,
T.G.I.Fridays, El Chico, Tia's, etc.,. their color signature is totally different, their
awnings are totally different and they pay a lot of money to buy the land; they pay a lot
of money to build their buildings, they pay hundreds of thousands of dollars to come up
with their signage and concepts and that type of problem can't be quashed because then
his land is worth nothing -- his ability to deal with these people is taken away -- he
doesn't want to be "handcuffed." Commissioner McCaffrey said that he works for a
national company. On signage, these companies will do the color face according to the
center, as long as they can have their logo -- national companies will go along with the
development requirements. After more discussion, it was decided that the ivory lettering
would be the major portion of the signage, with a different color symbol/logo of a
smaller proportion. Mr. Vexler indicated that he would like to have two yellow, two
turquoise and two blue awnings on these two retail buildings. Chairman Lowry stated that
any additional awnings to these buildings would mean an amendment to the Site Plan.
Mr. Vexler acknowledged understanding. It was suggested that awning color samples be
provided to staff before the case goes to Council.
Commissioner Stewart made a motion to approve the Coppell Crossing Addition, Lot 1,
Block 1, Final Plat and Site Plan to allow the development of two retail buildings, subject
to the following recommended conditions:
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1) Screening of rooftop mechanical equipment.
2) No new overhead electric lines to be constructed in order to serve the site.
3) Provision of all utility meters at the rear of the buildings.
4) Off-site easements and fire lanes on Lots 3, 4 and 5, Block 1, to be
dedicated by separate instrument.
5) Color samples of the awning material need to be provided to Council.
6) As agreed to by the applicant, ivory lettering will be used for all signs
and, if necessary, a tenant may also incorporate a logo of a different color
as part of the allowable signage, provided that the logo occupies less area
than the ivory lettering.
The motion was seconded by Commissioner Turner; motion carried (5-0) with
Commissioners Nesbit, Stewart, Lowry, McCaffrey and Turner voting in favor. None
opposed.
17. 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 March 10th, stating that the YMCA was held
under advisement to their March 24th meeting.
B. Director's comments
Planning Director Sieb asked the Commission if they would like to start P&Z
Meetings at 6:30 p.m. on a regular basis, with the Pre -Session workshop starting
at 6 p.m. with no food provided. The Commission agreed.
With nothing further to discuss, the meeting adjourned at approximately 11:15 p.m.
Stan Lowry, Chairman
ATTES
Bar ara . Jahoda, Sr. Administrative Secretary
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