BM 1997-07-17 PZMinutes of July 17, 1997
PLANNING AND ZONING COMMISSION
The Planning and Zoning Commission of the City of Coppell met in pre -session at 7 p.m., and
in regular session at 7:30 p.m., on Thursday, July 17, 1997, in the Coppell Town Center, 255
Parkway Boulevard, Coppell, Texas 75019. The following members were present:
Commissioner Stan Lowry, Chairman
Commissioner Rick McCaffrey, Vice Chairman
Commissioner Jack Jones
Commissioner Angelo DeFilippo
Commissioner Texx Stewart
Commissioner George Redford
Also present were City Attorney Bob Hager, Assistant City Engineer Mike Martin, Planning
Director Gary Sieb, Assistant Planning Director Pert Virtanen, Planning and Zoning Coordinator
Isabelle Moro and Administrative Secretary Barbara Jahoda. Commissioner Cruse was absent.
PRE -SESSION (Open to the Public)
1. Briefing on the Agenda.
REGULAR SESSION (Open to the Public)
2. Call to Order.
Chairman Stan Lowry called the meeting to order.
3. Approval of Minutes dated June 19, 1997.
Commissioner McCaffrey made a motion to approve the minutes of June 19, 1997, as
written. Commissioner Jones seconded; motion carried (6-0) with Commissioners
Jones, Redford, Lowry, McCaffrey, DeFilippo and Stewart voting in favor. None
opposed.
Commissioner Jones left the meeting.
4. CONTINUATION OF PUBLIC HEARING: To consider the approval of Case No.
S -1129R. Artisan Landscape Inc., zoning change from C (Commercial) to C-S.U.P.
(Commercial, Special Use Permit), to allow the operation of a landscaping
contractor's office within a residential structure on commercial property and for an
associated open storage area located at 832 Howell Drive, at the request of Brian
Sandleback.
Planning and Zoning Coordinator Isabelle Moro introduced the item to the Commission,
showing exhibits of the proposal and stating that the applicant is requesting a variance
from City Council with regard to the alley width and the use of an 8' high wooden fence
vs. a 6' high masonry fence to screen the rear parking lot, dumpster, employee picnic
area and outside storage areas. She stated that at the south side of the building, the
applicant is proposing a stone terrace, a 16 square foot attached sign on the building, a
stone walkway from the alley to the front steps of the residential structure and an
attractively landscaped front yard. Since the initial Special Use Permit request by the
applicant, Ms. Moro stated that Staff has modified its position regarding this application,
based on the written reassurances provided by the applicant which she read to the
Commission (see attached Exhibit A), although regarding Item 7, Staff recommends that
the maximum number of company trucks or employee vehicles that will be parked inside
the screened fence area at one time be limited to five since there are only five designated
parking spaces on the site. She stated that the Zoning Ordinance only allows parking on
paved concrete surfaces, etc. Six vehicles could create an undesirable situation. Ms.
Moro stated that Staff recommends approval of this Special Use Permit, subject to the
four conditions as listed in the Staff Report and the seven items listed in the Guideline
as volunteered by the applicant, including the revision to #7. She then distributed letters
to the Commissioners from the public which had just been received.
Brian Sandleback, owner of Artisan Landscape, Inc., 407 Cooper Lane, Coppell, TX,
was present to represent this item before the Commission and answer any questions. He
stated that he presently has a contract on the property at 832 Howell Drive and that if
he is granted the Special Use Permit, he intends to purchase the property and make
extensive renovations. He showed the proposed signage which will be mounted on the
south side of the house and stated that he is in agreement with the four staff
recommendations and has modified Item #7 on the Guidelines to limit parking to five vs.
six.
Since this Public Hearing was a continuation from the June 19th meeting, Chairman
Lowry asked for people present who wanted to speak in opposition to this request to
come forward. Those in opposition were:
Rich Pilone, 801 Howell Drive, Coppell, TX
Ron Peters, 804 Howell Drive, Coppell, TX
Mike Freestone, 809 Bullock, Coppell, TX
Chairman Lowry then asked for people present who wanted to speak in favor of this
request to come forward. Those in favor were:
Jacquelynn Parrish, 805 Howell Drive, Coppell, TX
Vivian Checkley, 812 Howell Drive, Coppell, TX
Estela Chapa, 829 Howell Drive, Coppell, TX
2
Chairman Lowry closed the Public Hearing.
Extensive discussion followed, including traffic/safety issues, access to the dumpster,
compliance with Code, the need for one more concrete parking space at the rear of the
property, behind the fence, etc.
Commissioner Stewart made a motion to approve S -1129R. Artisan Landscape Inc.,
zoning change from C (Commercial) to C-S.U.P. (Commercial, Special Use Permit), to
allow the operation of a landscaping contractor's office within a residential structure on
commercial property and for an associated open storage area located at 832 Howell
Drive, subject to the following conditions: (1) Provision of an additional parking space
adjacent to the five proposed parking spaces within the screened rear portion of the
property. (2) Incorporate the seven items on the Guidelines document provided by the
applicant as conditions to this Special Use Permit. These Guidelines shall not be
restricted to Artisan Landscape, Inc., but to anyone doing like business on this property.
(3) City Council granting of variances for the 8 foot high wooden fence and the 12 foot
wide alley width (see Engineering Comments) . (4) Limit signage to the proposed sign
shown on the exhibit. (5) Limit exterior building paint to Gray with Dark Gray trim and
shutters. Motion was seconded by Commissioner McCaffrey; motion carried (5-0) with
Commissions Redford, Lowry, McCaffrey, DeFilippo and Stewart voting in favor. None
opposed.
5. PUBLIC HEARING: To consider the approval of S -1084R. Kwik Kar, zoning
change for property zoned C-S.U.P. (Commercial, Special Use Permit), by amending
the Site Plan of the automotive service center to permit a 900 square foot building
expansion for two additional service bays on property located approximately 300 feet
south of Bethel School Road, along the west side of Denton Tap Road, at the request
of Kwik Industries, Inc.
Assistant Planning Director Pert Virtanen introduced the item to the Commission,
showing exhibits of the proposed project. The existing facility has four bays and two
additional bays to the rear are being proposed which will be built in an area which is
currently paved. Additional pavement will be added to the rear, including additional
landscaping. A tree survey of existing trees was not included with the proposal, but Mr.
V irtanen showed a diagram illustrating where visually Staff thinks the trees exist east of
the City sewer easement which runs diagonally across the property at the rear. The
additional pavement will require the removal of at least two trees. Staff recommends
approval of this Special Use Permit amendment in accordance with the Site Plan and
Landscape Plan as submitted, subject to the seven conditions as listed in the Staff Report.
Sid Hollingsworth, 4725 Nall Road, Dallas, TX 75244, was present to represent this item
before the Commission and answer any questions, stating that he would like to address
two of Staff comments. He relayed to the Commission his discussions with Mr. Jeff Key
of T. U. Electric regarding the cost of a power pole which would cost approximately
$11,000, or bringing service across Denton Tap Road via underground utility service,
which would be cost prohibitive. Mr. Hollingsworth also disputed the suggestion to
3
revise the existing signage, stating that this signage was allowed by the Building
Inspection Department when the original Special Use Permit was approved.
Some discussion followed regarding existing signage, which elevation was considered as
that fronting Denton Tap Road, etc.
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. The one person speaking in opposition was:
Joni Freeman, 473 Wales Court, Coppell, TX
Chairman Lowry closed the Public Hearing.
Additional discussion followed regarding the trees, fence, safety, signage and utility
issues. Gary Sieb, Director of Planning, reminded the Commission that when Kwik Kar
was originally going through the system, Council waived the 6' high masonry screening
wall because of the natural buffer between this property and the residential property to
the rear, stating that if a solid masonry fence were to be constructed at the back of this
property, more trees than necessary would be destroyed. Chairman Lowry suggested this
case be continued; that the existing signage remain, with no additional signage; ask the
applicant to be more definitive relative to the tree issue (how many will be removed, how
existing trees will be protected and preserved) and have Staff verify the utility situation,
etc.
Commissioner Stewart made a motion to reopen and continue the Public Hearing on Case
No. S -1084R, Kwik Kar, to August 21, 1997. The motion was seconded by
Commissioner McCaffrey. Motion carried (5-0) with Commissions Redford, Lowry,
McCaffrey, DeFilippo and Stewart voting in favor. None opposed.
Chairman Lowry called for a five-minute recess.
6. PUBLIC HEARING: To consider the approval of ZC-594(CH), Historic Overlay
District, zoning change to add the Historic Overlay prefix to the existing zoning
districts of various properties in Old Coppell in the vicinity of Bethel Road and
Coppell Road.
Assistant Planning Director Pert Virtanen introduced the item to the Commission, stating
that the creation of the Historic Overlay District was proposed by the Committee to
Improve the Visual Image of Coppell (C . I . V . I . C .) . The text amendment was approved
by Council and this Hearing is needed to apply the Historic Overlay District, as written
in the Zoning Ordinance, to the affected properties. He showed an exhibit depicting the
area that C.I.V.I.C. recommended to receive the Historic Overlay District prefix. On
4
these specific properties, owners could request a Special Use Permit allowing asphalt
pavement on-site, as opposed to concrete or to request a Special Use Permit allowing
wood frame siding or something similar as opposed to 80 % masonry. Of the 116 notices
sent out to property owners and owners within 200 feet of the affected area, only five
replies were received, all in favor of this proposed zoning change. Mr. Virtanen stated
that Staff recommends approval of the rezoning.
Chairman Lowry opened the Public Hearing, asking for people present who wanted to
speak in favor of this Historic Overlay District 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.
Some discussion followed. Commissioner McCaffrey suggested that the large
undeveloped property south of Bethel Road owned by the Baptist Foundation be excluded
from the Historic Overlay District reclassification. Mr. Virtanen gave a brief history of
this property, stating that on the updated Comprehensive Master Plan, the Baptist
Foundation property is not included in the proposed historic area. He stated that Staff
would have no problem excluding it from consideration. City Attorney Hager asked Pert
to draw a line to eliminate the property in question (Exhibit B, attached) .
Commissioner DeFilippo made a motion to approved Case No. ZC-594(CH), Historic
Overlay District, adopting the revised map as redrawn by Mr. Virtanen. Motion was
seconded by Commissioner McCaffrey; motion carried (5-0) with Commissions Redford,
Lowry, McCaffrey, DeFilippo and Stewart voting in favor. None opposed.
7. To consider the approval of Princeton Park. Preliminary Plat and Site Plan, to allow
the development of two 2 -story office buildings on 1.6583 acres of property located
along the east side of Denton Tap Road, approximately 300 feet south of Parkway
Boulevard, at the request of Realty Capital Corporation.
Planning and Zoning Coordinator Isabelle Moro introduced the item to the Commission,
showing exhibits of the proposed site, which will be built in two phases, including the
proposed off-street loading space located at the northeast corner of the parking lot area,
adjacent to Town Center Boulevard. This loading location is a concern to Staff since it
is too far removed from the proposed office buildings. She stated that a more suitable
location would be in the center parking median between the two buildings. Since two
loading space areas are required for two buildings, a variance from the Board of
Adjustment will be sought by the applicant for the elimination of the second loading
space area. Staff feels that the Site Plan needs to be modified with regard to the loading
space area. Ms. Moro reminded the Commission that the building elevations also need
5
to be reviewed and approved by the independent Town Center Architectural Review
Board, after which time a written statement will be sent to the City. She then stated that
brick samples have been provided by the applicant which match the brick used on City
Hall. Staff recommends approval of the Preliminary Plat and Site Plan, subject to the
eight conditions as listed on the Staff Report.
Tom Waters, Realty Capital Corp., 2425 E. Southlake Boulevard, #150, Southlake, TX,
76092, was present to represent this item before the Commission and answer any
questions. He stated that at this time, there are no plans to request a variance from the
Board of Adjustment regarding the loading space locations. Two loading areas are
planned for both buildings. Regarding Staff comments, Mr. Waters stated that they will
delineate the phase line on the Site Plan and will adjust the parking on Town Center
Boulevard in order to be in compliance with the 15' buffer setback.
Some discussion followed, primarily regarding the remoteness of the proposed loading
space areas from the buildings. Planning Director Sieb suggested that the applicant
rethink this issue and try to find an area closer to the buildings to address the spirit, as
well as the letter of the Ordinance, itself. He also stated that since this proposed use is
foroffice space (not retail, commercial or industrial structures), a loading space area of
30' long and 12' wide seems excessive, and his recommendation to the Commission, as
well as Council, would be that the applicant provide a loading space that would basically
be the same size as a regular parking space closer to the buildings, as we have here at
City Hall. If the applicant is willing to do this, he would go before Council and state
that based on his interpretation of the Ordinance, since this is an office building, they are
not required to provide a 12' x 30' loading area.
Commissioner Stewart made a motion to approve the Princeton Park, Preliminary Plat,
subject to the following conditions: (1) Delineate phase lines on site plan. (2) Redesign
the loading space so that there is a City approved parking space for loading purposes for
each building at the west end of the center median portion of the parking area. (3)
Coppell Town Center Architectural Review Board approve building elevations. (4)
Modify site and building statistics on Landscape, Irrigation and Utilities Plans to match
the Site Plan. (5) Eliminate sign notations along Denton Tap on Site Plan. (6) All
pavement adjacent to Town Center Boulevard must observe the 15' landscape buffer.
(7) Compliance with Engineering comment. Motion was seconded by Commissioner
McCaffrey; motion carried (5-0) with Commissions Redford, Lowry, McCaffrey,
DeFilippo and Stewart voting in favor. None opposed.
8. To consider the approval of Denton Tap Development, Preliminary Plat, to create
5 separate buildable lots on 9.676 acres of property and Site Plan to allow the
development of a 49,917 s.f. gymnasium with a 480 s.f. swimming pool on Lot 5
located along the west side of Denton Tap Road, approximately 700 feet north of
Sandy Lake Road, at the request of Dowdey, Anderson, and Associates.
Assistant Planning Director Pert Virtanen introduced the item to the Commission, showed
exhibits and stated that the purpose of this Preliminary Plat is to create Lot No. 5 in
order to develop the gymnasium facility. He stated that the public street would come in
C1
off of Denton Tap Road just north and adjoining the Taco Bell property; ending in a
tum -around in an area with existing trees, which count towards Lot 5's landscaping
requirement, in the center of the turn -around. Staff finds it unusual to have a private
treed area in the center of a public street and Assistant Director Virtanen introduced a
revised street plan with a turn -around. He showed the proposed building materials to the
Commission. Mr. Virtanen discussed a number of issues brought up by the Development
Review Committee and reviewed, in depth, staff conditions for both the Preliminary Plat
and Site Plan as listed in the Staff Report.
Bill Anderson, Dowdey, Anderson & Associates, Inc., 5225 Village Creek Drive, Suite
200, Plano, TX 75093, was present to represent this item before the Commission and
answer any questions. He reviewed Staff comments regarding the Preliminary Plat and
stated the applicant will save as many trees as possible and mentioned that within the 5 -
lot development, the utilities would be taken underground but that the overhead power
would be along the perimeter of the site. He stated that the main line on the west side
of Denton Tap Road was, in his opinion, out of his hands -- he has spoken with
representatives of TU Electric and learned that this is a major feeder and TU is not
willing to take that section underground. The entrance road off Denton Tap would not
have an overhead line. Regarding the cul-de-sac length and turn -around, Mr. Anderson
stated that the proposal presented by his client, is a cleaner way to come to the end of
a road. This has never been done before in Coppell. He also stated that this is not the
only access to the development -- there is an agreement with the Albertson's Shopping
Center to have a fire lane access to this new proposal for emergency services. He then
stated that he would like to work out a resolution regarding the sidewalk for Taco Bell
on the south side of the proposed street with the Engineering Department between now
and when it comes through as a Final Plat. Mr. Anderson further stated that he is in
agreement with Staff s Site Plan conditions, including the Engineering comments.
Discussion followed, including the use of no additional power poles, the cost of
underground utilities, the cul-de-sac length and considerable discussion regarding the
Taco Bell sidewalk. Planning Director Sieb suggested that a permanent concrete
sidewalk be built along the north side of the Taco Bell property when the road is
developed, with a continuing temporary asphalt sidewalk being placed on Lot 4 so that
people who go to the gymnastic center have a way to get to and from Taco Bell, etc.,
without walking in the street -- then when Lot 4 is developed, a permanent sidewalk
would be required. Because of the land use issue (a facility that is drawing children to
it and a fast food restaurant two lots away), he stated that as City officials, we have a
responsibility to try to get kids from point A to point B as safely as possible, which in
this case is a sidewalk.
Commissioner McCaffrey made a motion to approve the Denton Tap Development,
Preliminary Plat, subject to Engineering comments and the following conditions:
(1)Provision of a tree preservation plan, showing existing trees 8" in caliper or larger.
(2) Provision of all additional underground utilities (there are to be no additional power
poles) . (3) Recommend to Council a waiver of the maximum 600' cul-de-sac length
requirement as shown on the Site Plan. (4) Construction of a concrete sidewalk along
the north side of the Taco Bell property line, a temporary sidewalk along the north
7
property line of Lot 4, and a concrete sidewalk connecting the Lot 4 temporary sidewalk
to the building site on Lot 5. Construction of sidewalks on Lots 1, 2 and 3, as well as
the permanent sidewalk on Lot 4 shall occur as those individual lots are developed, and
approval of the Site Plan, subject to the following conditions: (1) Provision of a color
board acceptable to the Planning and Zoning Commission. (2) Addition of approximately
3600 square feet of masonry surface to the exterior walls of the building to achieve 80%
masonry. (3) Provision of detail on parking lot lighting acceptable to the Planning and
Zoning Commission. (4) Provision of parking and landscaping ratios prior to City
Council review. (5) Board of Adjustment approval of a special exception to reduce the
required number of parking spaces. (6) Submission of a proposed mutual access and fire
lane easement document for review by the City Attorney. The motion was seconded by
Commissioner DeFilippo; motion carried (5-0) with Commissioners Redford, Lowry,
McCaffrey, DeFilippo and Stewart voting in favor. None opposed.
9. To consider the approval of Sandy Lake Plaza, Lot 1. Preliminary Plat and Site
Plan, to create a single lot to accommodate the existing retail center, as well as 20
new parking spaces on the south side of the property located at the southeast corner
of Sandy Lake Road and Moore Road, at the request of Osborne Engineering.
Assistant Planning Director Pert Virtanen introduced the item to the Commission,
showing exhibits of the area and stating that this Preliminary Plat shows the existing site,
existing fire lanes, 10' right-of-way dedication along Sandy Lake Road, etc. The Site
Plan shows closure of one existing driveway entrance off Moore Road and the addition
of 20 parking spaces at the southeast corner of the shopping center site. He stated that
the property to the south remains undeveloped. Assistant Director Virtanen then stated
that Staff recommends approval of the Site Plan and the Preliminary Plat, subject to the
two conditions as listed in the Staff Report. He mentioned that the applicant had to leave
because of another commitment.
Minimal discussion followed. It was established that these additional parking spaces
would be primarily used by employees.
Commissioner McCaffrey made a motion to approve the Sandy Lake Plaza, Lot 1,
Preliminary Plat, subject to the following conditions: (1) Retitle the plat to reflect that
it is a Preliminary Plat. (2) In lieu of a letter requesting the variance, placement on the
face of the plat of a notation that existing overhead utilities on the property frontage is
a variance from Section V, Appendix C, of the Subdivision Ordinance. The motion was
seconded by Commissioner Stewart; motion carried (5-0) with Commissioners Redford,
Lowry, McCaffrey, DeFilippo and Stewart voting in favor. None opposed.
10. General discussion concerning planning and zoning issues
A. Update on Council planning agenda actions
Planning Director Gary Sieb briefed the Commission on the cases that had gone
forward to Council in July.
B. Director's comments
Planning Director Sieb reminded those Commissioners who are up for
reappointment that the application deadline for next year's Boards and
Commissions is Friday, July 25th, 5 p.m.
Planning Director Sieb also mentioned a concern regarding confirmation of
attendance at P&Z Meetings and not knowing if we will have a quorum. A
return call confirming attendance would be appreciated.
Because of the new security system in effect at City Hall and the difficulty of
picking up packets before the building is locked, it was decided that all P&Z
packets will be left at the Circulation Desk at the Library by 5 p.m. the Friday
before the Thursday meeting. Please identify yourself as a P&Z Commissioner
and your packet will be handed to you.
With nothing further to discuss, the meeting adjourned at approximately 11:20 p.m.
Stan Lowry, Chai
ATTEST:
. Jahoda, Administrative Secretary
D
GUIDELINES
Guidelines submitted by applicant, case No. S-1 129R, Artisan
Landscape, Inc. as reassurance to city staff, the Planning and Zoning
Commission, residents of Coppell and neighbors as to this property's use.
Item 1 • Under no condition shall Artisan Landscape, Inc. accept
deliveries of materials from semi -trucks or other trucks larger
than a small 6 cubic yard capacity vehicle.
Item 2• The residential structure shall be used as general office
consisting of management, designer/architects, and secretarial
support.
Item Under no conditions shall Artisan Landscape, Inc. allow any
area outside of the screened in rear portion of the property to
be used as storage.
Item 4: Under no conditions shall Artisan Landscape, Inc. allow the
Dumpster to be placed outside of the screened in rear portion
of the property.
Item Under no condition shall Artisan Landscape, Inc. support or
find it acceptable for its employees to park on neighboring
properties, the alley, or on Howell Drive.
I m Artisan Landscape, Inc. agrees to limit the hours of operation
for its construction business from 7:00 a.m. to 7:00 p.m.
Monday through Saturday. Small deliveries of goods shall
only be accepted Monday through Friday from 8:00 a.m. to
4:00 p.m.
Item 7: The maximum number of company trucks and or employee
vehicles that will be parked inside the screened fence at one
time shall be six.
MMIBIT A
Ll
HO—SF7
W�%A.- ;
HO—SF74
HISTORIC OVERLAY DISTRICT
0
�TAPA
MFA
.1 17
1, c
POT ---
FA
PD108
R
PD108
Ll
Ll
31 LOUISL_ A.)f
-
c
-------
...............
Ll
.................... - - ------- . ...... — ------ . ......
---------------
------
EXHIBIT B
c
...... . .........
R
lkli
PD108
R
PD108
Ll
Ll
31 LOUISL_ A.)f
-
c
-------
...............
Ll
.................... - - ------- . ...... — ------ . ......
---------------
------
EXHIBIT B