BM 1999-08-19 PZMinutes of August 19, 1999
PLANNING AND ZONING COMMISSION
The Planning and Zoning Commission of the City of Coppell met in pre -session at 6 p.m., and in
regular session at 6:30 p.m., on Thursday, August 19, 1999, in the Coppell Town Center, 255
Parkway Boulevard, Coppell, Texas 75019. The following members were present:
Chairman Stan Lowry
Vice Chairman Rick McCaffrey
Commissioner Texx Stewart
Commissioner Anna Kittrell
Commissioner Jon Nesbit
Commissioner Drew Halsey
Commissioner Greg McGahey
Also present were Assistant City Engineer Mike Martin, City Attorney Bob Hager, Attorney David
Dodd, Fire Marshal Travis Crump, Planning Director Gary Sieb, 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.
REGULAR SESSION (Open to the Public)
2. Call to Order.
Chairman Stan Lowry called the meeting to order.
3. Approval of Minutes dated July 15,1999.
Commissioner Kittrell made a motion to approve the minutes of July 15, 1999, as written.
Commissioner McCaffrey seconded; motion carried (6-0-1) with Commissioners Nesbit,
McGahey, Kittrell, McCaffrey, Halsey and Stewart voting in favor. None opposed.
Chairman Lowry abstained because he was absent last month.
4.
PUBLIC HEARING: Consider approval of Case No. S-1164, J'Donuts, zoning change
request from C (Commercial) to C-S.U.P. (Commercial, Special Use Permit), to allow
the operation of a 1,195 square foot doughnut shop located at 110 W. Sandy Lake
Road, at the request of Sungtae Jeon.
Planning Director Gary Sieb introduced the item to the Commission, showing exhibits of
the proposal, stating that the proposed internal neon sign will be lit only when the shop is
open and stating staff recommends approval of this request, subject to the conditions
outlined in the Staff Report.
John Buchanan, Contractor, 3401 W. Airport Freeway, Irving, TX, was present to represent
this item before the Commission and answer any questions, stating that the staff comments
are acceptable to the applicant.
Chairman Lowry opened the Public Hearing, asking for people present who wanted to speak
either in favor or opposition or wanted to comment on this request to come forward.
There were none.
Chairman Lowry closed the Public Hearing.
No discussion followed.
Commissioner Nesbit made a motion to approve Case No. S-1164, J'Donuts, subject to the
following conditions:
1) Hours of operation are 5 a.m. to 12 noon, seven days
per week.
2) Grease trap meets building standards.
Commissioner McGahey seconded the motion; motion carried (7-0) with Commissioners
Nesbit, McGahey, Kittrell, Lowry, McCaffrey, Halsey and Stewart voting in favor. None
opposed.
5. PUBLIC HEARING: Consider approval of Case No. S-11238, AT&T Wireless
Services, zoning change request for property zoned LI-S.U.P. (Light Industrial,
Special Use Permit), to allow a 20' extension of a preexisting 75' -high AT&T
monopole and to accommodate the collocation of antennas on property located at 200
E. Beltline Road, at the request of AT&T Wireless Services.
Planning Director Gary Sieb introduced the item to the Commission, showing exhibits of
the proposal, stating the existing monopole, which cannot be seen from the street, is located
behind the Shake and Shingle location north of Beltline Road. He stated that when this case
was originally heard in 1997, neighbors in the Creekview Addition voiced some concerns
but if there is no concern from this neighborhood this time around, staff recommends
approval of this request, subject to the Site Plan submitted.
2
Bill Bauman, 5501 LBJ, Suite 200, Dallas, TX, was present to represent this item before the
Commission and answer any questions. He showed a photo taken from the alleyway (the
only spot he could see in the Creekview neighborhood that had a view of the present tower)
and then showed a photo with an enhanced computer image of the tower showing a 20'
extension. He noted that all the homes in Creekview have 6' to 8' privacy fences and there's
also an 8' subdivision screening wall south of the alley. He stated that of the homes that
have second stories, he noticed no windows facing in the direction of the tower. Mr.
Bauman indicated that the 20' height extension is needed for two reasons: (1) to enhance
AT&T's mobility coverage, which is suffering in this area and (2) soon, a fixed wireless
service will be coming to Coppell whereby citizens can use AT&T local service in their
homes.
Chairman Lowry opened the Public Hearing, asking for people present who wanted to speak
either in favor or opposition or wanted to comment on this request to come forward.
There were none.
Chairman Lowry closed the Public Hearing.
Commissioner Stewart asked whether or not there's been concerns relative to maintenance
at the bottom of the tower. Gary Sieb volunteered that typically, the high weed ordinance
would be applied to the owner of the property, who is Shake and Shingle in this instance.
Commissioner Stewart made a motion to approve Case No. S-11238 AT&T Wireless
Services, subject to the Site Plan submitted. Commissioner McCaffrey seconded the
motion; motion carried (7-0) with Commissioners Nesbit, McGahey, Kittrell, Lowry,
McCaffrey, Halsey and Stewart voting in favor. None opposed.
6. PUBLIC HEARING: Consider approval of Case No. S-1166, Park 'N Fly, zoning
change request from LI (Light Industrial) to LI-S.U.P. (Light Industrial, Special Use
Permit), to allow the placement of an underground storage tank and a gas dispenser
on property located at 800 S. Royal Lane, at the request of Nesco.
Planning Director Gary Sieb introduced the item to the Commission, showing exhibits of
the proposal, stating that the only facility above grade is the 4 1/2' tall gas dispenser,
protected by four bollards. Mr. Sieb stated that sale of gas to the general public will not be
offered. He then stated that staff recommends approval of this Special Use Permit, subject
to two conditions relative to abiding with both the Site Plan and the Fire Department
comments, which were read into the record.
The applicant was not present to represent this item before the Commission.
Chairman Lowry opened the Public Hearing, asking for people present who wanted to speak
either in favor or opposition or wanted to comment on this request to come forward.
There were none.
3
Chairman Lowry closed the Public Hearing.
No discussion followed.
Commissioner McCaffrey made a motion to approve Case No. S-1166, Park N Fly, subject
to the following conditions:
1) Abide by the Site Plan exhibit shown to the Commission on 8/19/99.
2) No fuel dispensing activities within 15 feet of buildings or combustible
materials nor within 25 feet of building openings, property lines, streets,
alleys or public ways.
Commissioner Nesbit seconded the motion; motion carried (7-0) with Commissioners
Nesbit, McGahey, Kittrell, Lowry, McCaffrey, Halsey and Stewart voting in favor. None
opposed.
7. PUBLIC HEARING: Consider approval of Case No. S-11671, Nextel
Communications, Inc., zoning change request from LI (Light Industrial) to LI-S.U.P.
(Light Industrial, Special Use Permit), to allow the construction of an 80' -high
monopole with a 200 square foot equipment cabinet at the base of the tower on
property located approximately 828' north of Beltline Road and 230' west of the Elm
Fork of the Trinity River, at the request of McDonald Associates.
City Planner Isabelle Moro introduced the item to the Commission, showing exhibits of the
proposal, stating the proposed site is north of the existing concrete batch plant and the
applicant will extend the fire lane north to the site, providing a hammerhead turnaround.
She stated a 200 square foot exposed aggregate accessory cabinet structure will be at the
base of tower. Ms. Moro showed a sample of the brick which will be used on the 8'
masonry wall that will screen the entire area and described the landscaping adjacent to this
wall. She then stated that typically, staff encourages wireless communications applicants to
collocate on existing towers; however, since this site is approximately 2,500 feet south of
the nearest residential development (The Fairways at Riverchase) and the applicant has
proven there are no towers in the vicinity -- the closest being approximately 4,000 feet south
of this site, staff supports the construction of a new tower and recommends approval,
subject to the conditions outlined in the Staff Report. She also mentioned that the applicant
has provided a notarized statement indicating that they will support collocation of future
antennae on this tower.
Some discussion centered around the irrigation of the landscaping, why this applicant
doesn't need to provide a brick veneer cabinet, as was required in another recent case, and
whether or not there was concern from the Fire Department relative to the hammerhead
turn. Ms. Moro replied that sufficient irrigation will be provided, explained that since this
structure is located in a remote area and cannot be seen from Beltline Road, staff feels the
exposed aggregate is sufficient, and the Fire Department's concern was that the fire lane
could not be in the floodplain.
4
Brenda McDonald, McDonald Associates, 8333 Douglas Avenue, Suite 900, Dallas, TX,
75225, was present to represent this item before the Commission and answer any questions,
stating that this site is very remote, being located behind commercial buildings and the
cement plant and explaining that the ordinance requires a 6' security fence and the applicant
is proposing an 8' brick masonry wall around the exposed aggregate structure. She added
the landscaping being provided includes 7 Live Oak trees where no landscaping exists
today. Ms. McDonald indicated agreement with the staff comments.
A question was raised as to why the use of exposed aggregate? Ms. McDonald stated that
this is a standard prefab equipment cabinet, adding that this 10' tall cabinet will be located
behind a solid 8' brick screening wall and, in her opinion, will not be visible.
Chairman Lowry opened the Public Hearing, asking for people present who wanted to speak
either in favor or opposition or wanted to comment on this request to come forward.
There were none.
Chairman Lowry closed the Public Hearing.
Chairman Lowry expressed his opinion that because of the remote location of this facility,
he's very comfortable with the use of exposed aggregate vs. brick veneer on the outside of
the cabinet and expressed approval of the 8' brick screening wall. There was consensus
amongst the Commissioners.
Commissioner Halsey made a motion to approve Case No. S-1167, Nextel
Communications, Inc., zoning change request from LI to LI-S.U.P., subject to the following
conditions:
1) Submittal and approval of a color board showing all exterior building
materials.
2) Submittal of an Irrigation Plan prior to Council approval.
3) Compliance with Engineering Department comments as follows:
No fill or improvements will be allowed in the floodplain
without a flood study being submitted and approved.
Commissioner Stewart seconded the motion; motion carried (7-0) with Commissioners
Nesbit, McGahey, Kittrell, Lowry, McCaffrey, Halsey and Stewart voting in favor. None
opposed.
8. PUBLIC HEARING: Consider approval of Case No. PD -14984 Vistas of Coppell,
Phase 1A, zoning change for property zoned PD149-SF-7 (Planned Development 149,
Single Family -7) by amending the planned development conditions as they apply to
Lot 33, Block N, to permit a reduction in the side fence setback line from 15 feet to
5
the street right-of-way for property located at 518 Waterview Drive, at the request of
James Hu and LingLing Zhang.
City Planner Isabelle Moro introduced the item to the Commission, showing exhibits of the
existing fence, stating that the applicant claims no knowledge that his fence line is in
violation of City codes. She added that staff has difficulty supporting this request for a
variance to the 15' fence setback because it violates the Plat, the conditions of the PD, as
well as the Homeowners Association deed restrictions. Because this is a corner lot, Ms.
Moro went on to state that this fence obstructs the visibility at the intersection of the alley
and Bella Vista Drive. She stated that another reason for concern is street side appearance
because of the houses facing both Bella Vista and Waterview Drive. She went on to say
that the fence at its present location encroaches both on public open space, as well as sight
visibility, which is a public safety concern. Ms. Moro then added that in the last few years,
staff has attempted to insure the designs of the newer subdivisions adequately addressed
fence locations, as was done in this Planned Development. She stated that although staff is
sensitive to the personal circumstances involved with this request (a sick family member
and the need to grow medicinal herbs in his side and rear yards), staff recommends denial of
this request, citing both the public safety concern and urban design concerns. Ms. Moro
added that staff recommends the applicant move his fence back to observe the 15' fence set-
back line, which would still allow adequate area for the applicant to grow the herbs.
Chairman Lowry referred back to the comment that the applicant had no knowledge of the
fence regulations and asked whether or not City staff was ever contacted about regulations
prior to the installation of the fence. Ms. Moro stated that to her knowledge, no, this
applicant had not contacted staff. Chairman Lowry then asked whether or not staff had
reviewed the HOA deed restrictions and Ms. Moro answered, yes, when a subdivision
comes forward by Final Plat, staff reviews the document and it is forwarded to the City
Attorney for review and approval. She stated that staff retains a draft copy in the file.
Chairman Lowry then advised that if the Commission/City Council were to look favorably
upon this variance application, it would still be in violation with the HOA deed restrictions,
adding that it could act independently to have this fence line moved back. Ms. Moro
agreed. Chairman Lowry then mentioned receiving a voice -mail message at home from a
woman who was in opposition to this request. He asked if staff had received any phone
calls and Ms. Moro stated that one neighbor called to say that she also had a corner lot and
was well aware of the fence -line restrictions and wondered why Mr. Hu's fence was at its
present location. She mentioned that the majority of the phone calls received were inquiries
as to what was happening. Chairman Lowry then asked questions regarding the line of sight
and the visibility issue. He then posed the question whether or not a decorative fence could
be used in lieu of a solid wooden fence at corner lots. Ms. Moro stated that she did not
believe this was allowed in the deed restrictions, but that she would check.
Additional discussion followed about the visibility issue. Commissioner Kittrell asked
whether or not the HOA had commented on this request. Ms. Moro replied no.
Commissioner McGahey inquired how far in violation is this fence line? Ms Moro stated
that it is 15' in violation, meaning that the fence is currently at the property line and the
required fence line is at the 15' building line.
2
James Hu, homeowner of 518 Waterview, Coppell, TX, was present to represent this item
before the Commission and answer any questions. Juan Carlos Trimino, (co-worker of Mr.
Hu) 3000 Lake Drive, Southlake, TX, was also present. Mr. Trimino stated that a stop sign
exists at the intersection of Bella Vista Drive and Waterview so visibility would not be an
issue -- if you run a stop sign, you are in violation of the law. He asked for a visibility study
of the area. Mr. Trimino then brought up the fact that there are other fences in the
neighborhood that are in the same location and why is Mr. Hu's the only one in violation of
a City ordinance? He asked whether or not the City has two standards -- does it look the
other way when a builder builds a fence in clear violation of the City ordinance? City
Attorney Hager interrupted stating that this is the only case before the Commission at this
time and the other fence violations will be addressed as they come up for enforcement
problems. He requested that the Commission stay focused on why the setbacks need to be
changed on this property. Chairman Lowry reiterated this opinion to both Mr. Hu and Mr.
Trimino, stating that if there are other violations in the neighborhood that the City staff has
become aware of, those will be handled separate and apart from this evening, meaning that
the Hus are not being treated any differently from anyone else. He went on to state that
code enforcement mechanisms are in place to deal with these issues in this development, as
well as other areas of the City. Mr. Hu stated that he just followed the line of the other
fences on his street that were already in place. He feels that his neighbors have passed City
inspection without a permit, but because he built his fence, he was told that he needs a
special permit, reiterating that all of his neighbors are in violation of the City ordinance. He
feels that everyone should be made to follow the rules and regulations. Mr. Hu feels that
this is unequal enforcement of the law! City Attorney Hager again said that the present
issue is that Mr. Hu wants to change the requirements of this subdivision as they apply to
his lot to move the 15' setback requirement to the property line, acknowledging that there is
a code enforcement problem in the neighborhood. Mr. Hu stated that he has a very ill
family member and they want to help him. Chairman Lowry asked what is particular on
Mr. Hu's lot that makes him feel that he needs to change the requirements. Mr. Trimino
answered that Mr. Hu has a 16 -month old son and he would like to build a play structure for
him and if the fence were placed where it is supposed to go, it would not provide enough
space for the play equipment because most of the open area is on the sides of the house, not
in the back. He wants enough yard space to grow Chinese medicinal herbs, as well as
provide room for his son to play in a safe environment.
Chairman Lowry opened the Public Hearing, asking for people present who wanted to speak
either in favor or opposition or wanted to comment on this request to come forward.
There were none.
Chairman Lowry closed the Public Hearing.
Additional discussion centered around the setback from the alley pavement, corner lots, in
general, safety and visibility issues for the subdivision due to the curvature of the street,
safety for the children relative to school bus stops in the area, making other residents
comply with the fence rules and regulations, etc. Mr. Sieb gave a brief history of the corner
lot issue in this City, stating that staff wanted larger properties for corner lots and builders
were adamantly opposed to this suggestion; consequently, fence lines/building lines were
7
specified. He stated that basically, corner lots have two front yards. He said that one is
allowed to be 15', not 25', and he feels that a compromise has been reached. He said that he
feels strongly that this PD condition needs to be enforced.
Commissioner McGahey made a motion to deny Case No. PD -1498, Vistas of Coppell,
Phase 1 A. Commissioner Stewart seconded the motion; motion carried (7-0) with
Commissioners Nesbit, McGahey, Kittrell, Lowry, McCaffrey, Halsey and Stewart voting
in favor of denial. None opposed.
9. PUBLIC HEARING: Consider approval of Case No. PD -12083, Waterside Estates,
No. 2, zoning change for property zoned PD -120, SF -9 (Planned Development 120,
Single Family -9) by amending the planned development conditions as they apply to Lot
8, Block D, to change a 25' front building line to a 15' side building line for property
located at 902 Spyglass Cove, at the request of Sammy and Patsy Thornton.
City Planner Isabelle Moro introduced the item to the Commission, showing an exhibit of
the proposal, stating that a similar request by this applicant was reviewed in May of this
year, reminding the Commission that it recommended that the building setback be reduced
to 15' and the fence be allowed to be placed 5' from the side property line to allow the
construction of a pool at this site. Ms. Moro stated that the applicant is requesting to move
the building line from the 25' building line to the 15' setback building line approved years
ago by the Board of Adjustment. She stated that staff has no problem with this requests but
asks that this also be a fence line and that the existing wrought -iron fence be retained at its
current location. Ms. Moro suggested that the Commission get affirmation from the
applicant as to this request. If, indeed, that is the case, Ms. Moro stated that staff
recommends approval of the amendment, subject to the conditions outlined in the Staff
Report. She also advised that although the Commission had recommended approval of the
previous case, Council denied it because there were some discrepancies reported during the
Planning and Zoning Commission meeting and City Council deliberations regarding the
construction of a pool and the fence location.
Charles Thornton, (son of the applicant) 764 Greenway Drive, Coppell, TX, was present to
represent this item before the Commission and answer any questions.
Some discussion followed relative to the reason for this request. Commissioner Halsey
asked whether or not the applicant wants the fence moved. Mr. Thornton hedged on this
issue. He stated that the request this evening is to move the building line, stating that the
fence was never an issue. Commissioner Stewart stated that he was uncomfortable with not
knowing the reasoning for this request, given the fact that this is a decorative -metal fence
and whatever goes behind this fence will be intrusive on the neighborhood. He stated that if
it was for a pool or playground equipment, he would not have a problem with it; however, if
the purpose was to build a storage shed or something similar, he would have a problem.
There was consensus from others on the Commission. City Attorney Hager stated that the
reason for building lines is to require homes, permanent structures go behind that line for a
variety of health, safety and welfare reasons and if that line is extended out, that extends the
buildable pad area which could include whatever. He suggested asking the applicant to
explain the reasoning for his request. The Commission stated being uncomfortable with
8
this request, not knowing what is planned for the property. Mr. Thornton stated that his
father would like the freedom of building a pool or not building a pool. He doesn't want to
be locked into anything right at this moment. Ms. Moro interjected that any building in the
backyard would have to be approved by their Homeowners' Association Architectural
Review Board. It was the consensus of the Commission that they would like to see what is
proposed for this backyard before recommending approval of this request, whether it be a
swimming pool or other use, primarily because of the type of fencing on site.
Commissioner McGahey made a motion to deny Case No. PD -120R3, Waterside Estates,
No. 2. Commissioner Nesbit seconded the motion; motion carried (7-0) with
Commissioners Nesbit, McGahey, Kittrell, Lowry, McCaffrey, Halsey and Stewart voting
in favor of denial. None opposed.
Chairman Lowry stated the Commission could be inclined to recommend approval of this
case in the future if there was a valid reason to amend the Planned Development conditions.
A ten-minute break was observed.
10. PUBLIC HEARING: Consider approval of Case No. PD -179 Deforest Court, zoning
change request from A (Agriculture) to PD -SF -12 (Planned Development, Single
Family -12), to allow the development of a 17 -lot residential subdivision with common
areas on approximately 8.4 acres of property located at 703 DeForest Road, at the
request of Halff Associates, Inc.
Planning Director Gary Sieb introduced the item to the Commission, showing exhibits of
the proposal, giving a brief history of a portion of this property. Mr. Sieb then stated that
staff recommends approval of this request, subject to the conditions outlined in the Staff
Report, with the addition of a condition relative to DeForest Road needing to be elevated
above the 100 -year Flood Plain elevation.
Some discussion centered around the flood plain area on Lot 20X and whether or not the
HOA would be responsible for maintaining the open areas. Mr. Sieb replied in the
affirmative. Commissioner McGahey asked whether or not consideration has been given by
staff relative to the congestion associated with the residential development along DeForest
Road. Mr. Sieb stated that as far as traffic generation itself, staff has no concern; however,
there is concern about the elevation of the existing street, stating that DeForest Road will be
taken out of flood plain. He then mention that there are three ways to exit the area -- Allen
Road, Lake Forest Drive and MacArthur Boulevard.
Kelly Jordan, 308 Park Meadow Way, Coppell, TX 75019, was present to represent this
item before the Commission and answer any questions, stating that he is in agreement with
staff conditions. He then addressed the 600' cul-de-sac length.
Chairman Lowry opened the Public Hearing, asking for people present who wanted to speak
either in favor or opposition or wanted to comment on this request to come forward.
There were none.
9
Chairman Lowry closed the Public Hearing.
No discussion followed.
Commissioner Halsey made a motion to approve Case No. PD -179 DeForest Court, zoning
change request from A to PD -SF -12, subject to the following conditions:
1) Recommend to Council that they waive the 600' cul-de-sac length limit.
2) Show dimensions of all lots on all exhibits.
3) List all PD conditions on plans including: "landscaping shall be as shown on
landscaping plan approved with this proposal".
4) Need side and rear yard setbacks (8 feet and 20 feet respectively) and state on all
exhibits.
5) Departmental comments be addressed (see Fire and Leisure Services comments,
attached as Exhibits A&B).
6) The $1,285 per lot park land dedication fee be paid.
7) Provide a notation on all exhibits that lots 1 X, 19X, and 20X are common areas
to be maintained by an HOA.
8) DeForest Road will need to be elevated above the 100 -year Flood Plain
elevation.
Commissioner Kittrell seconded the motion; motion carried (7-0) with Commissioners
Nesbit, McGahey, Kittrell, Lowry, McCaffrey, Halsey and Stewart voting in favor. None
opposed.
11. PUBLIC HEARING: Consider approval of the DeForest Court, Replat of Lots 1 and
2 of the Nettie Lona Addition, to allow the development of a 17 -lot residential
subdivision with common areas on approximately 8.4 acres of property located at 703
DeForest Road, at the request of Halff Associates, Inc.
Planning Director Gary Sieb introduced the item to the Commission, stating that staff
recommends approval of this request, subject to the conditions outlined in the Staff Report,
adding a condition relative to DeForest Road needing to be elevated out of the 100 -year
flood plain.
Kelly Jordan, 308 Park Meadow Way, Coppell, TX 75019, was present to represent this
item before the Commission and answer any questions, stating that he is in agreement with
staff conditions and stating that the elevation of DeForest Road will be taken care of.
10
Chairman Lowry opened the Public Hearing, asking for people present who wanted to speak
either in favor or opposition or wanted to comment on this request to come forward.
There were none.
Chairman Lowry closed the Public Hearing.
No discussion followed.
Commissioner Kittrell made a motion to the DeForest Court, Replat of Lots 1 and 2 of the
Nettie Long Addition, subject to the following conditions:
1) Eliminate "Final Plat Of' from replat title block.
2) Removal of the Nettie Long Addition Lot 2 dashed lot line from the replat
document.
3) Provide page and volume notation on the plat document.
4) Show all setback lines (side and rear) on all lots.
5) Show the floodplain line on the replat.
6) Abide by Engineering comment as follows:
No improvements will be allowed in floodplain without an approved flood
study.
7) Acknowledge that plat cannot be filed until Homeowners Association
agreement has been reviewed/approved by the City Attorney.
8) DeForest Road will need to be elevated above the 100 -year Flood Plain
elevation.
Commissioner McGahey seconded the motion; motion carried (7-0) with Commissioners
Nesbit, McGahey, Kittrell, Lowry, McCaffrey, Halsey and Stewart voting in favor. None
opposed.
12. PUBLIC HEARING: Consider approval of the Park West Commerce Center, Reulat
of Lot 1R-2, Block 2 and Site Plan, to allow the development of a 291,285 square foot
office/warehouse facility to be built in two phases on approximately 16.2 acres of
property located along the north side of Airline Drive, approximately 2,100' west of
Beltline Road, at the request of Meinhardt and Quitana Architects, Inc.
Planning Director Gary Sieb introduced the item to the Commission, showing exhibits of
the proposal, including a color board, stating that he will address the Site Plan aspect of this
proposal first. Mr. Sieb stated that the first phase would be approximately 135,000 square
feet of office/warehousing and when phase two comes on line, an additional 156,000 square
11
feet of warehousing will be built. He then addressed the conditions relative to the Site Plan
as listed on the Staff Report and stated that staff recommends approval. Chairman Lowry
asked City Attorney Hager to explain the tree mitigation issues. Mr. Hager stated that there
is a provision in the ordinance that allows 50% credit and the applicant is requesting 100%
credit. He stated that there is no provision for a variance by the Planning Commission or by
City Council in this case, although the Leisure Services Department and the City Manager
under the implementation of the ordinance could address this request.
David Meinhardt, Meinhardt/Quintana, 14900 Landmark Boulevard, Suite 650, Dallas, TX
75240, was present to represent this item before the Commission and answer any questions,
addressing staff conditions. Regarding the Tree Ordinance, Mr. Meinhardt said that the
applicant is being asked to mitigate approximately 219 caliper inches and with the addition
of 65 3 -inch caliper trees, they would like to meet this mitigation requirement on site. If
they need to ask for a variance either from the Board of Adjustment or Leisure Services,
they are prepared to do so.
Chairman Lowry opened the Public Hearing, asking for people present who wanted to speak
either in favor or opposition or wanted to comment on this request to come forward.
There were none.
Chairman Lowry closed the Public Hearing.
Discussion followed regarding the colors for the monument sign, the tree mitigation
concerns, the materials planned for the planter islands, the green vinyl chain-link fence, the
color board, the waiver of the sidewalks, etc. City Attorney Hager stated that perhaps the
City could enter into an appropriate development agreement with the applicant to pay the
fee and talk about using them to do the reforestation of the area since part of the ordinance
is not just to reforest your own property but to reforest the area. He said that taking down a
tree not only affects your property, but also affects your neighbor's property. Mr. Hager
volunteered to explore with the applicant the mechanism to get them to where they need to
be and live with the spirit of the ordinance.
Commissioner McCaffrey made a motion to approve the Park West Commerce Center, Site
Plan, subject to the following conditions:
1) Compliance with Leisure Services tree mitigation memo (attached as Exhibit
C).
2) Monument sign will comply with code with matching backgrounds
(gray field with black die -cut letters).
3) The vinyl coated chain link fence will be green.
4) Approval of color board as submitted.
5) Show minimum distance of landscape buffer at property lines.
12
6) Each planting island to contain a minimum of 150 square feet of landscape
area, with one Cedar Elm tree and appropriate under -story planting
materials as recommended on the City's Plant Palette and as approved
by the Leisure Services Department.
7) All plans should show proposed sidewalks or as waived by the City Engineer.
Commissioner Halsey seconded the motion; motion carried (7-0) with Commissioners
Nesbit, McGahey, Kittrell, Lowry, McCaffrey, Halsey and Stewart voting in favor. None
opposed.
Regarding the Replat request, Mr. Sieb stated that staff recommends approval, subject to the
condition listed on the Staff Report, adding a condition relative to fire lanes being added to
the existing platted parcel.
Commissioner McCaffrey made a motion to approve the Park West Commerce Center,
Replat of Lot 1R-2, Block 2, subject to the following conditions:
1) Utility easements being placed on the plat as determined by TXU.
2) Fire lanes to be added to the existing platted parcel.
Commissioner McGahey seconded the motion; motion carried (7-0) with Commissioners
Nesbit, McGahey, Kittrell, Lowry, McCaffrey, Halsey and Stewart voting in favor. None
opposed.
13. PUBLIC HEARING: Consider approval of the Northlake 635 Business Park, Lot 2R,
Block D, Replat and Minor Plat (McCollister's Moving & Storage, Inc.), to allow the
construction of a 26,000 warehouse addition and the development of 40 parking
spaces and 21 truck parking spaces on property located at 1303 Crestside Drive, at the
request of Halff Associates, Inc.
City Planner Isabelle Moro introduced the item to the Commission, showing an exhibit of
the proposal, stating that Council recently approved a Site Plan amendment on this site.
Ms. Moro then stated that staff recommends approval of this request, subject to the
conditions outlined in the Staff Report.
Todd Abbott, Halff Associates, Inc., 8616 Northwest Plaza. Drive, Dallas, TX 75225, was
present to represent this item before the Commission and answer any questions, stating that
the applicant is in agreement with staff comments.
Chairman Lowry opened the Public Hearing, asking for people present who wanted to speak
either in favor or opposition or wanted to comment on this request to come forward.
There were none.
13
Chairman Lowry closed the Public Hearing.
No discussion followed.
Commissioner Nesbit made a motion to the Northlake 635 Business Park, Lot 2R, Block D,
Re
plat and Minor Plat (McCollister's Moving & Storage, Inc.), subject to the following
conditions:
1) Moving the curve data outside the plat drawing.
2) Submit blackline prints on white paper instead of bluelines
for the next submittal.
3) The 13 foot TP&L easement must remain free and clear
of all obstructions
Commissioner McGahey seconded the motion; motion carried (7-0) with Commissioners
Nesbit, McGahey, Kittrell, Lowry, McCaffrey, Halsey and Stewart voting in favor. None
opposed.
14. PUBLIC HEARING: Consider approval of Case No. S-111OR2(CH), PCS PrimeCo
Wireless Communications Antenna and Cabinet, a Called Hearing to change the
zoning from LI-S.U.P. (Light Industrial, Special Use Permit) to HC-S.U.P. (Highway
Commercial Special Use Permit) for 493 square feet of property located along the
south side of Fritz Drive, approximately 1,346' east of Royal Lane.
City Planner Isabelle Moro introduced the item to the Commission, stating that this staff -
initiated Called Hearing is to correct an administrative error in the advertisement of the
initial Special Use Permit request. She stated that changing the zoning to Highway
Commercial, Special Use Permit, would restore the underlining zoning of this 493 square
foot site to mirror the City's official zoning map. Ms. Moro then stated that staff
recommends approval of this request.
Chairman Lowry opened the Public Hearing, asking for people present who wanted to speak
either in favor or opposition or wanted to comment on this request to come forward.
There were none.
Chairman Lowry closed the Public Hearing.
No discussion followed.
Commissioner Stewart made a motion to approve Case No. S-11 IOR2(CH), PCS PrimeCo
Wireless Communications Antenna and Cabinet, zoning change from LI-S.U.P. to HC-
S.U.P. with no conditions.
Commissioner Kittrell seconded the motion; motion carried (7-0) with Commissioners
14
Nesbit, McGahey, Kittrell, Lowry, McCaffrey, Halsey and Stewart voting in favor. None
opposed.
15. Consider approval of the Christ Our Savior Lutheran Church, Site Plan Amendment,
to bring the playground shade structure into compliance with city code on property
located at 140 Heartz Road, at the request of Artisan Landscape, Inc.
City Planner Isabelle Moro introduced the item to the Commission, showing exhibits of the
proposal, stating that the shade structure was supposed to be relocated in the inner courtyard
area of the newly constructed church addition. Due to minor structural changes to the new
building, this structure no longer fits in the courtyard area so the church has requested that
the structure be allowed to remain where it is and be brought up to code by bricking the
metal posts. The brick sample shown matched the existing structure and the new addition.
Ms. Moro then described the canopy material and related to the Commission that a note has
been provided on the face of the Site Plan/Landscape Plan that states "the canvas cover will
be maintained in a top quality/first-class condition, free from fraying, rips or fading." She
then stated that staff recommends approval of this request with no conditions.
Chris Hatton, 164 Pine Drive, Lewisville, TX, was present to represent this item before the
Commission and answer any questions.
No discussion followed.
Commissioner Kittrell made a motion to approve the Christ Our Savior Lutheran Church,
Site Plan Amendment, with no conditions. Commissioner McGahey seconded the
motion; motion carried (7-0) with Commissioners Nesbit, McGahey, Kittrell, Lowry,
McCaffrey, Halsey and Stewart voting in favor. None opposed.
16. Consider approval of the Kiddin' Around, Site Plan, to allow the development of a
2,950 square foot day care facility on 1.12 acres of property located approximately
312' west of Denton Tap Road; along the north side of Parkway Boulevard, at the
request of AWA Architects, Inc.
City Planner Isabelle Moro introduced the item to the Commission, showing exhibits and a
color board of the proposal, stating that the Comprehensive Master Plan indicates the
property is suitable for neighborhood retail uses, as well as park and open space area. She
stated that from a staff perspective, it is doubtful that the consultant who did the
Comprehensive Master Plan envisioned a day care as a neighborhood retail use. Ms. Moro
went on to describe the type of operation being proposed, including the fact that this is not a
traditional day, but rather an hourly child-care facility -- the first of its kind here in Coppell.
After detailing the operations of this facility, Ms. Moro addressed staff concerns relative to
traffic generation and its proximity to the high school. She asked that if the Commission
were to look favorably on this request, hours of operation be included in the conditions.
Ms. Moro went on to state that staff is uncomfortable with this use at this location, even
though Town Center zoning permits this use by right; however, if the Commission is
inclined to approve this request, she recommended it do so with the conditions outlined in
the Staff Report. Ms. Moro mentioned that although this is not a Public Hearing, there are
15
citizens who would like to speak about this case.
Dennis Axberg, AWA Architects, Inc., 17300 N. Dallas Parkway, #3090, Dallas, TX
75248, was present to represent this item before the Commission and answer any questions,
stating surprise at the reluctance to accept the use for this property and the number of staff
concerns. Jeff Jones, 125 Tanbark Circle, Coppell, TX 75019, was also present to address
these concerns, stating that Fridays and Saturdays will probably be the busiest nights of the
week since Kiddin' Around is basically designed as an hourly day-care center. The ages of
children cared for at this center will range from infants through 12 years old. A glassed -in
nursery, a crawler area, a miniature indoor basketball court, indoor playground area, as well
as a big screen theater room, etc., will be provided. Mr. Jones stated that the design concept
was well thought out to create a safe environment for all age levels, as well as constructive,
stimulating play for all age levels. When asked what he was proposing for hours of
operation, Mr. Jones stated that he proposed 8:30 a.m. to 10 Monday through Thursday;
8:30 a.m. to midnight Friday and Saturday and 1 p.m. to 5 p.m. on Sunday.
Discussion followed relative to number of employees, whether or not this facility must meet
State regulations, the location of the dumpster, etc.
Although this is not a Public Hearing, Chairman Lowry asked for those people who would
like to speak, emphasizing that this use of this facility is allowed by right and reminding
people that what the Commission is looking at are the issues relative to the Site Plan, itself,
giving Mr. Jones the opportunity at the end to address concerns. Those choosing to speak
were:
Kenneth Smith, 252 Black Oak Circle, Coppell, TX - concerned with hours of
operation and headlights/noise that may be bothersome to homes behind this
facility. Recommends disapproval of this request.
Chairman Lowry asked for City Attorney Hager's guidance relative to the issue of hours of
operation and whether or not the Commission has the ability to regulate these hours. Mr.
Hager stated that with Site Plan approval, unless a Planned Development or Special Use
Permit is involved, since this is a use by right, he pointed out that a Site Plan is to create a
building site; it is not to regulate use. He urged focus on the building and all its attendant
entries, elevations, etc. He stated that the hours of operation are not an issue.
Eric Wewers, 135 Clover Meadow Lane, Coppell, TX - feels that just because a use
is permitted, doesn't mean that it should be used on this property at this
location, saying that this use in inconsistent with surrounding uses -- a dental
office, Walgreen's and in particular, the high school with all its night and
weekend activities during the school year. Is concerned with public safety in
connection with the heavy flow of traffic in this area. Is concerned about the
longevity of this use and feels that this establishment is not the best use of
this property.
Chairman Lowry stated that he respects the public comments but again reiterated that this
use is allowable and focus needs to be on the actual building site and not anything relative
16
to the use of the property.
Jeff Jones, the applicant, then addressed the concerns raised by both residents.
Commissioner McGahey made a motion to approve the Kiddin' Around, Site Plan, subject
to the following conditions:
1) Modify the landscape tabulations on the Landscape Plan to reflect the
following information:
• Total linear feet of both required and provided perimeter
landscaping.
• Correct the required interior landscaping square footage from 4,025
sf to 1,108 sf.
• Correct the required non -vehicular open space requirement to 6,875
sf.
2) Note on Site Plan that utility meters shall not be visible except from areas
clearly intended as service areas where the public is generally excluded.
3) Note on Site Plan that all rooftop mechanical equipment (including air
conditioning units) shall be screened.
4) Parking lot lights cannot exceed 30' in height and shall be shielded from
residential developments.
5) Furnish a floor plan prior to City Council Meeting.
6) Obtain approval from the Town Center Architectural Review Board.
Commissioner McCaffrey seconded the motion; motion carried (7-0) with Commissioners
Nesbit, McGahey, Kittrell, Lowry, McCaffrey, Halsey and Stewart voting in favor. None
opposed.
17. Consider approval of the Freeport North, Lot 1, Block A. Site Plan, to allow the
development of a 115,950 square foot office/warehouse facility on approximately 9.5
acres of property located approximately 560' south of Creekview Drive; along the
west side of Royal Lane, at the request of Pacheco Koch Consulting Engineers.
City Planner Isabelle Moro introduced the item to the Commission, showing exhibits,
including a color board, of the proposal, stating that 36 truck dock doors will be located on
the western elevation of the building. She stated that initially, 420 parking spaces will be
provided; however, in the future, should the building be devoted entirely to office use, the
applicant will provide 200 additional parking spaces on this site. Ms. Moro then mentioned
that staff needs clarification on the Landscape Plan and the fact that star needs color
references regarding the monument sign. After some discussion, Ms. Moro then stated that
staff recommends approval of this request, subject to the conditions outlined in the Staff
Report, modifying #3.
17
Kyle McCullough, Hardy McCullough Architects, 12221 Merit Drive, Suite 280, Dallas,
TX, was present to represent this item before the Commission and answer any questions,
addressing staff concerns. He stated that the colors of the monument sign will be white
with grey tile insets to match the building with black metal lettering. The logo will be of the
Duke Weeks precast three -leafed logo with no color to it.
Some discussion followed relative to landscaping of the parking islands, tree mitigation, etc.
Commissioner Kittrell made a motion to approve the Freeport North, Lot 1, Block A, Site
Plan, subject to the following conditions:
1) A replat document is submitted for the next development review cycle.
2) Provide a cut out in the landscaped parking area to allow cars to maneuver
within the two future parking spaces.
3) Provide a minimum of 150 sf of landscape area on the planting islands
adjacent to the western elevation of the building and provide a tree in each
island. Also, indicate on the Site Plan trees in the dashed parking islands.
4) Rectify the discrepancy of the total square footage of non -vehicular open space
shown on the landscape tabulations.
5) Compliance with Leisure Services Department comments, as follows:
a) The total caliper inch of trees removed requiring mitigation
is 212 inches. The landscape provided will create a credit of
106" for the new trees added to the site. This will reduce the
number of caliper inches requiring mitigation to 106 inches.
The total reparation for the loss of trees is $100 x 106 inches, or
$10,600.
b) Provide an executed Tree Removal Permit prior to removing
trees from the site.
6) Compliance with Engineering Department comments, as follows:
The utility easements for the water vaults must be 20'x 20'.
Commissioner McGahey seconded the motion; motion carried (7-0) with Commissioners
Nesbit, McGahey, Kittrell, Lowry, McCaffrey, Halsey and Stewart voting in favor. None
opposed.
18. General discussion concerning planning and zoning issues
A. Update on Council planning agenda actions
Planning Director Sieb updated the Commission on the Planning and Zoning
cases brought before Council on August 10d, stating that decisions on the
18
Sonic Drive -In cases were postponed to Council's August 24th meeting.
B. Director's comments
Planning Director Sieb stated that interviews for the Planning and Zoning
Commission will be held Thursday, August 26th in the 1St floor Conference
Room and people will be contacted by the City Secretary Department as to
interview times.
With nothing further to discuss, the meeting adjourned at approximately 10:40 p.m.
:� 4iet, _'L ]--
4 J
Stan Lowry, Chai
ATT ST:
Bar ara Jahoda, Sr. Administrative Secretary
M
DEVELOPMENT REVIEW COMMITTEE
LEISURE SERVICES COMMENTS
ITEM: Deforest Court, Zoning Change
DRC DATE: July 29, 1999 and August 5, 1999
CONTACT: Brad Reid, Park Planning and Landscape Manager
COMMENT STATUS: I PRELIMINARY I FINAL ✓
The Tree Survey shows that development is removing 124" of protected trees from the
site. Development is preserving 123" of trees, allowing a preservation credit of 100%.
A number of the trees located on the northern portion of the site seem to be in an area
where extensive fill will be required to bring the site out of the flood plain. The
preservation techniques used on such trees will be closely monitored and additional
mitigation may be required if it is determined these trees have little chance of survival
after development.
Please provide an executed Tree Removal Permit prior to removing trees from the site.
The developer should be aware that the Park Development Ordinance is in affect for
this development requiring park dedication or $1,285.00 per dwelling unit in lieu
thereof.
UM
DRC729h
Exhibit A
AUg-12-99 02:42P
P.03
DEVELOPMENT ARE VIEW COMMITTEE
FIRE PREVENTION COMMENTS
ITEM: PD -179 DEFOREST COURT
DRC DATE: JULY 29,1999
CONTACT: TRAVIS CRUMP, FIRE MARSHAL. (9 72) 304-3503
COMMENT STATUS: I P9414,& I PRELIMMARY F AWL
1. Cul-de-sac exceeds maximum length.
Exhibit B
g DEVELOPMENT REVIEW COMMITTEE
r. LEISURE SERVICES COMMENTS
ITEM: Park West Commerce Center, Replat
DRC DATE: July 29,1999 and August 5,1999
CONTACT: Brad Reid, Park Planning and Landscape Manager
COMMENT STATUS:
PRELIMINARY I FEVAL +�
The tree survey shows that development is removing 584" of protected trees from the
site. Development is preserving 190" of trees, allowing a 25% preservation credit. The
total caliper inch of tree removed requiring mitigation is 438 inches.
The landscape provided will create a credit of 219 --for the new trees added to the site.
This will reduce the number of caliper inches requiring mitigation to 219 inches.
The Tree Preservation Ordinance allows for the payment of $100 per caliper inch to the
Coppell Reforestation and Natural Areas Fund in reparation for this loss.
Please provide an executed Tree Removal Permit prior to removing trees from the site.
DRC729m
Exhibit C
T�Eivt
M