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BM 1999-05-20 PZMinutes of May 20,1999 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, May 20, 1999, in the Coppell Town Center, 255 Parkway Boulevard, Coppell, Texas 75019. The following members were present: Chairman Stan Lowry 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, Travis Crump, Fire Marshal, Planning Director Gary Sieb, City Planner Isabelle Moro and Sr. Administrative Secretary Barbara Jahoda. Vice Chairman Rick McCaffrey was absent. 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 April 15,1999. Commissioner Nesbit made a motion to approve the minutes of April 15, 1999, as written. Commissioner Kittrell seconded; motion carried (6-0) with Commissioners Nesbit, McGahey, Kittrell, Lowry, Halsey and Stewart voting in favor. None opposed. 4. PUBLIC HEARING: Consider approval of Case No S-1159, Rollins Leasing Corporation Addition, zoning change request from LI (Light Industrial) to LI-S.U.P. (Light Industrial, Special Use Permit), to allow the use of a 4 -pump fuel island, truck maintenance garage and truck wash on property located along the south side of Wrangler Drive between Crestside and Lakeshore Drives, at the request of Mayse & Associates. City Planner Isabelle Moro introduced the item to the Commission, showing exhibits of the proposal, stating that this truck leasing company is proposing to build a 23,000 square foot regional facility that would house corporate training and regional offices facing Wrangler Drive, as well as a truck maintenance facility, truck wash and four -pump diesel fuel island, with an underground fuel storage tank, located immediately behind the office facility. She then mentioned that the Special Use Permit request is to allow the truck maintenance, wash and fueling facilities on this property. Ms. Moro went on to say that these facilities, which include 107 truck stalls, will be screened by a six-foot high tilt wall and will have two wrought -iron gates facing Wrangler Road which will remain open from 5 a.m. to midnight Monday through Saturday. Ms. Moro explained that of the five truck bays proposed, two will be used for maintenance, one will be a lube bay, one will house storage equipment, including tires, and the fifth bay will be devoted to truck washing. This facility will be a beige painted tilt wall structure with a white metal roof and each bay door will measure 16 feet in height. Ms. Moro indicated that signage is proposed over the bay doors and staff requests elevations of these signs to determine whether or not these are to be considered movement control signs. Ms. Moro described the office building to be two-tone beige and white tilt wall accented with a band of tan face brick at the base, mentioning that the windows will be glazed grey. Ms. Moro then referred to the Landscape Plan, indicating that a bermed perimeter landscaped buffer along Wrangler Drive is proposed with staggered Live Oak trees planted on top of the berm. She then mentioned that at the corner of Lakeshore and Crestside, groupings of Crepe Myrtle trees are proposed and said that against the 6' high screening wall, along Crestside and Lakeshore are staggered 15' high Live Oak trees with groupings of Junipers, which will help screen a portion of the truck maintenance bays. As far as the intensity of the use, Ms. Moro stated that the site will service anywhere between 8-16 trucks a day. She expressed staffs concerns as to the health and safety issues with the location for this truck -leasing proposal, stating that the Coppell Middle School West campus is located less than 500' west of this site. She then informed the Commission of some statistics of the campus, as well as its extra -curricular usage by C.I.S.D., as well as community groups and City activities which can last as late as 10 p.m., including weekends. Ms. Moro then showed a map indicating the locations of businesses/land owners in the area who submitted written opposition to staff. She then showed a second map indicating property owners within 200' of this site who have indicated opposition, totaling close to 30%. Because of this percentage, Ms. Moro stated that it will take a three-quarter vote by Council to overrule or approve any recommendation made by the Commission. Ms. Moro then showed a number of photographs taken of Rollins' Grand Prairie operation, albeit not a regional facility, as well as the color board for this proposed facility. In conclusion, Ms. Moro stated that staff recommends denial of this Special Use Permit request, indicating that its use is inappropriate for this area, the intensity of the development is too great, its proximity to the school campus is too close, the quality of the facility is not consistent with the industrial facilities in our community, and the fact that there is considerable adjacent property -owner opposition. Commissioner Stewart questioned the gravel area shown on the Landscape Plan. Ms. Moro explained that this area is inside the screening wall and is used for trucks backing up. She 2 Ilk informed the Commission that the truck court area is completely screened from public access, therefore, it is exempt from perimeter landscape requirements, as well as interior landscape requirements. Bill Dahlstrom, Dahlstrom McDonald, 1445 Ross Avenue, Dallas, TX, was present to represent this item before the Commission and answer any questions, introducing Dan Norman from the headquarters facility in Wilmington, Delaware; Jed Pilato, Rollins Leasing local representative; Mike Daniel, Civil Engineer with Nathan D. Maier; Ray Wilshire and Michael Lloyd, traffic engineers, and Greg Daspit, Landscape Architect for the project. Mr. Dahlstrom gave a Power Point presentation and emphasized Rollins request, stating that the applicant wants to make this site one of their major regional headquarters in the country with truck rental, as well as regional offices and training facilities. He then stated that the truck rental use is permitted in Light Industrial zoning by right, and whether or not the maintenance, truck wash and fueling station is approved, this use can go on this site and truck traffic would be generated, adding that there are other far more intensive industrial uses that could go on this property, as well. He showed photographs of existing warehouse facilities in the immediate vicinity showing 30 or 40 docks apiece, again emphasizing that this is an industrial district which means truck traffic. Dan Norman, Rollins Leasing Corporation, One Region Plaza, Wilmington, DE 19803, then explained to the Commission that Rollins is the third largest truck leasing firm in the country, with a revenue base of over $650 million, giving a background of how this company started. Mr. Norman stated that many Fortune 200 and 500 company management people will be visiting this facility from time to time to make proposals/presentations, to see how their trucks are being taken care of and to inspect what Rollins does. He stated that Rollins handles transportation needs for such firms as Frito Lay, Sherwin Williams, Cracker Barrell restaurants, Fisher Price, Ford Motor Company, Honda, Mitsubishi, Isuzu, Nabisco, etc. Mr. Norman then stated that this regional facility will house approximately 15 regional executives based on the second floor of the office complex and approximately five office employees and five technicians on the first shift and five technicians on the second shift based on the first floor. Jed Pilato, representing Rollins Truck Leasing in Dallas, gave an overview of what Rollins sells to their prospects/customers; i.e., they rent strictly to commercial customers and don't deal in any gas powered equipment, one-way rentals, or consumer rentals (strictly rentals from business to business). Rollins focuses on being a one -source provider, being an investment borrower whereby customers can come to them and use Rollins' borrowing power to finance their transportation. He stressed that all engines/transmissions on vehicles are all electronic. They have major purchasing power with major truck manufactures, etc., can provide consolidation of invoices, handle fuel tax reporting, and handle everything that's involved in operating the truck. To do this, customers must pay a premium and Fortune 500 and Fortune 200 companies are their primary customers who are all under contract anywhere from five to seven years. Mr. Pilato stated that typically, customers leave their facilities on Sunday nights and don't return until the following weekend; during the week they are delivering their products. He stated that Rollins is currently doing business with several clients in this industrial area; i.e., Fresenius Medical, Lone Star Plywood, Alford Media Services, all of whom are quality house companies. Mr. Pilato stressed that the only thing that takes place on their facility are the actual fueling of the vehicles, the washing of the vehicle and if there is a problem with the vehicle, it will be diagnosed and if a tire needs changing, this is done. If there is a major 3 engine failure, warranty coverages with major manufacturers are such that it's more cost effective to take these problems to a major dealership to have the repair made. The concept of the lube bay area is just that -- an in -and -out process and the average preventative maintenance inspection takes about an hour -and -a -half. He then stressed that only Rollins contract customers are allowed to uge their facilitieg. Mr. Pilato Said that one of the things he loves about the company is the fact that they put more than what is required as far as landscaping is concerned and they are environmentally concerned -- their fuel tanks will be placed underground and will be electronically monitored by a national company so that employees don't have a chance to make an error -- it is all computerized and at any time they can tell you to the 10th of a gallon how many gallons of fuel are stored in the ground. If the fuel volume drops because of a leak, an alarm goes off inside the facility that registers back to the corporate office. He then stated that air compressors, etc., that make noise, are all in rooms on the far side of the facility so that the noise generated by the facility is not typical of a truck maintenance facility. As the maintenance facility manager, he stated that each morning he walks around with the service manager to look at the facility; i.e., checks the fence lines, checks the trash cans, makes sure there is no spilled oil, makes sure there is nothing that could create an environmental problem, stating that this is the type of commitment that Rollins has made to make sure that their facilities look the way they should. Mr. Pilato then noted that only diesel fuel will be used and if someone filled a cup with diesel fuel and threw a match in it, the match would extinguish because it has a very high flash point, unlike gasoline, which is an explosive. He stressed that diesel fuel is not as volatile a commodity. He then emphasized that all the fueling/services done on their equipment are done by Rollins technicians -- a driver cannot come in to fuel his truck, nor can the general public. Mr. Pilato then stated from an environmental standpoint, the law doesn't require their crushing and draining every oil filter that comes off of a vehicle -- all the used oil is withdrawn before it gets packaged and placed into a dumpster. He then stressed that the law also doesn't require that they pre -treat the wastewater that they generate, but Rollins voluntarily does this before it goes into the sanitary sewer. This is done because Rollins is environmentally conscious and community friendly. Mr. Pilato then stated that facilities handle no cash -- the fuel units are all bar-coded. Bill Dahlstrom again stated that the truck rental facility is permitted by right and added that if the maintenance, fuel station and wash bay were off premises, this would double the trips going into the facility because the same vehicles would have to leave the premises to fuel up, be maintained and be washed. This proposal is to keep the entire operation on one site. He then listed the uses that are permitted in the Light Industrial zoning by right. Mr. Dahlstrom then introduced and reviewed a Trip Generation projection of this site (see Exhibit A). He stated that in every case, the afternoon peak hour is more for all the other uses than it is for this truck leasing business and in the morning, three of the four uses are more than their site. He stated that approximately 50 percent of the traffic generated by this facility will be regular automobile traffic because of the number of employees and people coming to the facility to visit -- only 10 percent of the traffic will be tractor -trailer traffic; the rest will be panel trucks, step vans, econoline vans, etc., explaining that they don't have a proliferation of tractor -trailer trucks that would be there with a large warehouse facility as exists on the surrounding properties. He then referred to the Staff Report (see Exhibit B) to clarify a few things that he felt necessary. He stated that the appropriateness of the truck rental facility is not an issue because it is an allowable use -- there are no environmental issues raised with this facility. He then referred to the comparison between the facility in Grand Prairie, which 4 is 12 years old, and what is being proposed for Coppell. He stated Rollins is not proposing a chain-link fence as a screening mechanism here, but a 6' high masonry wall with heavy landscaping. He stated that it isn't fair to compare a 12 -year old facility in a community that allows chain-link fences to the regional facilities as shown in photographs and the facility that is being proposed in Coppell. He then showed numerous slides taken that morning of the parking areas of the surrounding environment which depicted numerous tractor -trailer rigs backed up to loading docks, as well as trucks parked on the streets. He pointed out the white sign for the Middle School and stated that directly across the street from the school are two incredibly large warehouse facilities with over thirty bays each, which generate lots of tractor -trailer traffic in the area. He then showed a slide depicting all the trucks at the United Van Lines facility directly in back of the school, including one truck parked on the street with no tractor attached. He then showed a slide to the right of the school depicting an industrial building housing a bay at the corner, which is an automotive repair shop across the driveway of the school. He also showed a slide of school property showing a bus depot where repairs and oil changing are made. He stated that chemicals are stored on this school site. He stated that the Rollins proposal is of a much higher quality environment, which is nicely screened. Greg Daspit, Mayse & Associates, 14850 Quorum Drive, Suite 201, Dallas, TX 75240, then gave a detailed description of the building orientation, the proposed buffering and described the proposed over -abundance of landscaping and number and kinds of trees to be planted that will be 4' caliper inches and 14'- 15' in height. 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. Those choosing to speak were: Mark Myers, 3601 Crescent, Dallas, TX - representing the Myers & Crow Company. Mr. Myers distributed and described a colored brochure of the area to the Commission. He stated that although many of the industrial buildings have truck doors at the back, many are not used. Mr. Myers acknowledged that Rollins is a good company, but his main reason for opposition is that he feels that the City of Coppell can do better, meaning that this area is in a dramatic improvement mode. Mr. Myers stated that on Airline there are some very large bulk buildings built years ago, but along Wrangler, as well as Lakeshore, Beltline and Freeport Parkway today, the City is enjoying a transformation of this industrial district to higher -use buildings, meaning a higher employee count, higher paid employees, significantly more tax base for the City for every square foot of building that is built. He pointed out the proposed buildings in this area will total about 2 million feet over the next five years and virtually all these buildings will be service center, office, office tech, light distribution type buildings that will represent an investment of around $80 million. Also, he stated that the intersection of Freeport Parkway and LBJ is becoming quickly an office module and those buildings represent investments in the range of $100 per square foot which, again, means significant revenue to the City. He is concerned that a facility like Rollins and others could not only hurt the value of properties and buildings, but could discourage other developers from building higher -end, higher -finished, higher -employee count facilities. He then described how the Rollins truck traffic would probably enter and leave their facility, stating that trucks don't normally like to make left turns against traffic, guessing that the 5 majority of the truck traffic will come to Freeport Parkway, go right passed the proposed office buildings, as well as the buildings that are there now like Lucent, go right by the Middle School and then turn into their facility on Wrangler Drive. He feels that this is a real probability and a standard habit pattern for the trucking industry. Consequently, Mr. Myers stated that he would like to see the Rollins Company have a site somewhere other than this location. Henry Knapek, representing Transwestern Property Company, 12221 Merit Drive, Dallas, TX - stated that last December his company bought 32 acres of property at the corner of Lakeshore and Beltline, feeling that this was an excellent location to build a project that would not have to look at industrial buildings. He stated that the first phase is 240,000 square feet which will have all over -head doors screened from all streets with buildings backing up to each other and if the Rollins site is approved, this heavily-officed project which will cost approximately $17 million will look onto this Rollins facility. He feels that the Rollins building is not in keeping with their understanding of what the City of Coppell is trying to do in this area. He strongly feels that this is the wrong use for this particular piece of land. He feels that truck drivers are uncontrollable at times, will drive over curbs, park their trucks wherever and whenever they get ready to park them, stating that if the City is trying to upgrade what's happening in the area, approving this project would be a mistake and feels there are other locations within Coppell where they could locate. He, too, requested that this proposal be denied. Brian Parks, representing the ownership of the building that is west of this proposed site which houses Jay's Auto Repair. Mr. Parks stated that this property was bought about a year ago and is going through some re-leasing at this point in time, stating his company is seeing primarily office use on this property. He then said that if Jay's Auto Repair shop's lease were expiring today, he would not be able to afford to stay there, re-emphasizing this use is not consistent with what they expect to see on this property. Mr. Parks agrees with Mr. Myers and Mr. Knapek that this use is not in keeping with what is happening in this area and urged denial. Chairman Lowry asked for a clarification of the Zoning Ordinance, asking whether or not this use would be allowed without the fueling island, maintenance facility and wash bay. Ms. Moro answered that the truck court is an allowable use. Bill Dahlstrom again spoke to the Commission, stating that this use will actually be a reduction in traffic than would be generated by other uses and reiterated that industrial areas generate truck traffic. Commissioner Nesbit asked whether or not other locations could be considered. Mr. Pilato answered that this particular piece of property fits their needs, logistically being right in-between two of their current facilities and puts them within close proximity to several of their existing customers, indicating that it is the right size. He stated that they could get by with only 3 1/2 or 4 acres, but they don't like congested facilities. Commission McGahey then asked a question regarding the traffic issue, stating that the amount of truck traffic generated on an average week is 50 in and 50 out and questioned the numbers on the traffic study of 88 a.m. trips and 57 p.m. trips. Roy Wilshire, 12700 Park Central Drive, Dallas, TX, defined that the 6 88 total inbound and outbound trips in the morning peak hour and 57 trips in the afternoon peak hour is generated in the adjacent street, not necessarily the peak hour of the facility, itself. He said that these numbers are what the facility generates during the peak hour of the adjacent streets per day. Mr. McGahey then asked how many Rollins corporate trucks are anticipated being parked in the facility on average. Mr. Pilato answered that they are projecting domiciling approximately 100 vehicles but stressed that if companies had their trucks parked all the time, the trucks wouldn't be needed. He emphasized that most of their vehicles are utilized. He stated that on average, a truck runs between 100,000 to 130,000 miles per year. He stated that it would be impossible to project how many trucks could be parked on the site at any given time. Extended discussion continued relative to who actually drives these trucks; i.e., Rollins personnel or client people, whether or not trucks stay at the facility with drivers picking them up in the morning, traffic concerns, safety concerns relative to the Middle School, certification of the drivers, whether or not hazardous material is transported in these vehicles, percentage of tractor trailer trucks, vs. other types of trucks, how often do trucks use the facility strictly for gas, whether or not the fueling island, wash bay and maintenance area would be adding truck traffic to the site, sight lines into the facility, defining the types of trees to be planted, whether or not the Middle School had concerns about this truck site, etc. Planning Director Sieb stated that the applicant was always aware that the use is allowable, but that the fuel island, maintenance facility and wash bay needed a Special Use Permit. He stated that the applicant indicated that it would not be economically beneficial to build this facility without the fueling, maintenance and wash bay aspects. Discussion followed regarding the caliber of use in this vicinity, the possibility of it being in a different location, from a drive-by standard, what difference is there between this facility and others already in the area, the aesthetic viewpoint, what will actually be seen from the street, location of the trucks, etc. Chairman Lowry then closed the Public Hearing. Commissioner Halsey made a motion to deny Case No. S-1159, Rollins Leasing Corporation, zoning change from LI to LI-S.U.P. Commissioner Kittrell seconded the motion; motion failed (2-4) with Commissioners Kittrell and Halsey voting in favor of denial; Commissioners Nesbit, McGahey, Lowry and Stewart voting in opposition. Planning Director Sieb reminded the Commission that 30 percent of property owners have made it known that they are opposed to this rezoning with three people testifying about the detrimental economic impact this use might have. He stated that one of the major goals of this City Council is to promote economic development in the community and that is one issue that wasn't even discussed but needs consideration. He also mentioned that there are no other two-story buildings in the area. 7 Some discussion followed about the proposed height of the building. It was brought out that the proposed building will be 22 feet high and adjacent facilities are probably of similar height. Commissioner Halsey reminded the Commission that he believes Coppell is a hot commercial market right now and if this facility doesn't go in now, something else that would be more compatible to the area could come along in the future. Commissioner Kittrell reminded the Commission that this property backs up to the Nicor Center which houses has a dance school, preschool, etc., with a lot of traffic and kids, as well as its proximity to the Middle School and feels that this is a safety issue. It was brought up that other facilities in the area have the same safety issues. Roy Wilshire was asked to comment on the traffic issue of this facility and other uses in the area. Mr. Wilshire commented that several of the other allowed uses in the district include light industrial uses, warehouse uses, office uses, etc., and stated that during the afternoon peak period, the allowed uses for light industrial would be 139 percent higher. For the warehouse uses similar to those across the street, it would be 25 percent higher; for office uses, it would be roughly three times higher. Commissioner McGahey asked what the breakdown would be of trucks to this facility vs. trucks to any other facility in the area. Mr. Wilshire stated that Rollins would only have 10 percent of their trucks as tractor -trailer combinations vs. other warehouse facilities, which would have all trucks tractor -trailer. Numbers vary as to user. It was brought out that Rollins intends to own this property vs. leasing it. Some discussion centered on increasing the wall height in front of the building, the material on the sliding gates; time the gates will be open/closed, the screening of the truck area, etc. Mr. Dahlstrom suggested moving the taller trucks to the back of the facility and keep the shorter trucks near the front of the facility. It was agreed that striping would be provided on the south portion of the property for the parking of the tractor -trailer trucks. Discussion followed regarding conditions to be placed on this Special Use Permit. Chairman Lowry made a motion to approve Case No. S-1159, Rollins Leasing Corporation Addition, zoning change request from LI (Light Industrial) to LI-S.U.P. (Light Industrial, Special Use Permit), subject to the following conditions: 1) An 8' masonry screening wall across the frontage of Wrangler Drive be provided, extending brick wainscot along its base. 2) The entry gate to the truck parking area will be decorative metal. 3) Adhere to the Landscaping Plan as submitted in the packet. 4) All tractor trailer parking shall be allowed only on the rear one-third of the lease truck parking area. This is to be shown on the revised plat before Council considers it. 5) There will be a $4,900 tree reparation fee required from the applicant. 6) There will be no parking of trucks/tractors/trailers that are available for leasing and those that are currently being leased, except behind the screening wall in the designated truck parking areas. 8 7) There will be no signage above the truck bays. 8) Approval of the color board of materials as presented to the Commission. 9) The Austrian Pine plantings should be listed on the plant legend on the Landscape Plan. Commissioner Stewart seconded the motion; motion carried (4-2) with Commissioners Nesbit, McGahey, Lowry, and Stewart voting in favor. Commissioners Kittrell and Halsey voting in opposition. 5. Consider approval of the Rollins Leasing Cory. Addition, Lot 1 and Lot 2, Block A, Preliminary Plat and Site Plan, to allow the creation of 2 lots and the development of a 23,102 square foot regional office, a truck maintenance garage, truck wash and fuel island on Lot 1 located on the south side of Wrangler Road, between Crestside and Lakeshore Drives, at the request of Nathan D. Maier Engineers, Inc. City Planner Isabelle Moro introduced the item to the Commission, showing an exhibit of the proposal, stating that star recommends denial of this request but since the Commission recommended approval of the Special Use Permit, the Site Plan, if approved, should be subject to the conditions placed on the Special Use Permit and the Preliminary Plat should have a condition relating to the requirement that a Site Plan review is necessary when Lot 2 is developed. The applicant was present but did not appear before the Commission. No discussion followed. Commissioner McGahey made a motion to approve the Rollins Leasing Cory. Addition, Lot 1 and Lot 2, Block A, Preliminary Plat and Site Plan, subject to the following conditions: SITE PLAN CONDITIONS: 1) An 8' masonry screening wall across the frontage of Wrangler Drive be provided, extending brick wainscot along its base. 2) The entry gate to the truck parking area will be decorative metal. 3) Adhere to the Landscaping Plan as submitted in the packet. 4) All tractor trailer parking shall be allowed only on the rear one-third of the lease truck parking area. This is to be shown on the revised plat before Council considers it. 5) There will be a $4,900 tree reparation fee required from the applicant. 0 6) trucks/tractors/trailers that are available for leasing and those that are currently being leased, except behind the screening wall in the designated truck parking areas. 7) There will be no signage above the truck bays. 8) Approval of the color board of materials as presented to the Commission. 9) The Austrian Pine plantings should be listed on the plant legend on the Landscape Plan. PRELIMINARY PLAT CONDITION: 1) When Lot 2 is developed, Site Plan review will be required. Commissioner Stewart seconded the motion; motion carried (4-2) with Commissioners Nesbit, McGahey, Lowry and Stewart voting in favor. Commissioners Kittrell and Halsey voting in opposition. A ten-minute break was observed. 6. PUBLIC HEARING: Consider approval of Case No. S-1160, Smoothie Factory, zoning change request from TC (Town Center) to TC-S.U.P. (Town Center, Special Use Permit), to allow a juice store to operate in Eleanor's Square located at 230 N. Denton Tap Road, at the request of Ken and Annie Cartwright. Planning Director Gary Sieb introduced the item to the Commission, showing an exhibit of the proposal, stating that staff recommends approval, subject to the conditions outlined in the Staff Report. He emphasized that there are 91 parking spaces left in the Eleanor's Square center, which means that no other restaurants will be allowed unless additional parking is provided. Commissioner Halsey questioned the condition of operational hours and the fact that no Sunday hours were stipulated. Mr. Sieb stated that these hours were volunteered by the applicant. After some discussion with the applicant, it was decided to add Sunday hours so that the Special Use Permit would not have to be amended in the future. Annie Cartwright, 822 Crestoak Place, Denton, TX 76201, was present to represent this item before the Commission and answer any questions. She stated that they may wish to be open on Sundays from noon to 6 p.m. in the future and requested that this be added to Condition No. 1. 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. 10 Chairman Lowry closed the Public Hearing. No discussion followed. Commissioner Nesbit made a motion to approve Case No. S-1160, Smoothie Factory, zoning change request from TC (Town Center) to TC-S.U.P. (Town Center, Special Use Permit), subject to the following conditions: 1) Hours of operation will be from 7 a.m. to 9 p.m. Monday through Friday; 7 a.m. to 8 p.m. Saturday, and if desired, 12 noon to 6 p.m. Sunday. 2) Signage will comply with colors allowed in the shopping center. 3) Parking will meet the zoning ordinance requirements Commissioner McGahey seconded the motion; motion carried (6-0) with Commissioners Nesbit, McGahey, Kittrell, Lowry, Halsey and Stewart voting in favor. None opposed. 7. PUBLIC HEARING: Consider approval of Case No. S-1161, AT&T Wireless Services, zoning change request from A (Agriculture) to A-S.U.P. (Agriculture, Special Use Permit) to allow a communications antenna to be mounted to an existing TU Electric tower with an equipment cabinet at the base of the tower located approximately 710' northwest of the intersection of MacArthur Boulevard and the D.A.R.T. right-of-way, at the request of AT&T Wireless Services. Planning Director Gary Sieb introduced the item to the Commission, showing exhibits of the proposal, stating that at one point there was concern as to the access to this property, but the Fire Department has indicated to the applicant that the existing 20' wide easement that's being provided to the TU facility would also work for this applicant. He then stated that staff recommends approval of this request, subject to the conditions outlined in the Staff Report, stating that Conditions 4 and 6 have been addressed. Bill Bauman, 5501 LBJ Freeway, Dallas, TX, was present to represent this item before the Commission and answer any questions, addressing staff s recommendations. He stated that the size of the shelter is necessary because of the amount and size of equipment needed to provide adequate service to the area now and in the future. He stated that if the proposed Fixed Wireless system becomes activated for this area, the radio equipment will be housed at this site. He then addressed the brick vs. brick -like veneer concern. Mr. Bauman stated that these seamless cabinets (weighing approximately 28,000 lbs.) are made by injecting a mold with concrete. He added that in order to meet the spirit of Coppell's ordinance regarding 80 percent masonry, a dye will be added the concrete during the final coat and a 1/4' thick grid will create a brick -like pattern. This procedure makes the cabinet waterproof, which is necessary to house delicate equipment. Because the shelter is recessed approximately 3 feet underground, it would be unadvisable to brick the structure due to erosion. Mr. Sieb stated that concrete is a masonry material and for the reasons stated, Mr. Bauman's request is acceptable. 11 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 Kittrell made a motion to approve Case No. S-1161, AT&T Wireless Services, zoning change request from A (Agriculture) to A-S.U.P. (Agriculture, Special Use Permit), subject to the following conditions: 1) Council waive the minimum separation distance between the antenna and residential uses. 2) The Dalworth Quick -set veneer in an earth -tone maroon color be used as the outer casing of the base building. 3) Inventory of Existing Sites be compiled prior to the Council meeting. Commissioner Nesbit seconded the motion; motion carried (6-0) with Commissioners Nesbit, McGahey, Kittrell, Lowry, Halsey and Stewart voting in favor. None opposed. 8. PUBLIC HEARING: Consider approval of Case No. 5-1162, Anamia's Tex-Mex Restaurant, zoning change request from TC (Town Center) to TC-S.U.P. (Town Center, Special Use Permit), to allow a 3,600 square foot private club restaurant to be located at 106 N. Denton Tap Road, at the request of Javier Espinoza. City Planner Isabelle Moro introduced the item to the Commission, showing exhibits of the proposal, stating that staff recommends approval of this Special Use Permit, subject to the conditions outlined in the Staff Report, adding one condition pertaining to specifying the color of the raceway on the sign elevation. Jay Ortiz, 633 Shadowcrest, Coppell, TX 75019, was present to represent this item before the Commission and answer any questions, addressing staff comments, commenting that the sign will be white in color. Commissioner Kittrell asked whether or not the seating would be more than what they presently have at their Sandy Lake/Moore Road location. Mr. Ortiz answered that the facility will be 700 square feet larger than at the present location, but most of this space will be going into having a larger kitchen. The seating capacity will be about the same. 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. Those speaking were: Kathleen Vint, 105 Dickens, Coppell, TX - opposes this request for a number of reasons; i.e., the developer stated that restaurants would be located in the wing on 12 A.1- other end of the anchor store, away from the Chaucer Estates homes; a private club would encourage additional traffic, particularly at night; lack of adequate parking spaces; the kitchen area should have specific restrictions placed on it; the grease pit and open garbage area would create health concerns to nearby residents; no outdoor music or outdoor lighting at the rear of the restaurant should be permitted, etc. Jim McCown, 109 Dickens, Coppell, TX - opposes this request because the developer clearly stated that there would be a maximum of two restaurants in this development and that they would be on the far wing; feels this use is too intrusive on the existing homes; i.e., the cooking odors for 12 or 14 hours, 365 days a year, will be intense; has concerns about the dumpster area where used cooking oil and garbage will be housed, etc. Larry Mendez, 139 Tennyson Place, Coppell, TX - opposes this use primarily because of the odor problems this restaurant will incur. Would like Anamia's to be located in the development but not so close to the existing homes. Joyce Skelton, 153 Dickens Drive, Coppell, TX - opposes this use primarily because of the private club aspect, liquor being served so close to existing homes, and possible partying in the restaurant. Jay Ortiz, owner of Anamia's, addressed the Commission, again, stating that his is a family restaurant and does not advertise liquor, which is kept in the back room. No partying goes on in his restaurant. He usually shuts down by 9 p.m. He said that tenants in his present location have never complained about odors being emitted by the restaurant. Commissioner Halsey asked whether or not the developer had mentioned anything about that location vs. the other side of the anchor store. Mr. Ortiz stated that Hollywood Video is slated to go into the corner of the other wing and if there were room in that wing, he would relocate, but there isn't. He wishes to remain in the heart of Coppell. Mr. Ortiz stated that he's never had a problem with the Sanitation Inspector and his facility. Additional discussion centered around whether or not there is a zoning restriction as to restaurant location at this shopping center (the answer was "no"); adequacy of parking spaces, any restriction of hours of the shopping center, control over health inspections, distance of restaurant from retaining wall, etc. Jim McCown stated that if the restaurant were located in the other wing, there would be a greater distance between it and the homes behind it, probably 150' or more and odors would not be as intense, and he feels that denying this request is the right thing to do. Kathleen Vint again spoke re the parking spaces provided at the rear of the facility and how they would intrude on the homes behind it and stating this area needs to be moderated as to noise, traffic and lights. She reiterated the fact that there would be a big difference if this use were located on the other wing. Chairman Lowry closed the Public Hearing. There was further discussion relative to lighting and adequacy of parking spaces. Ms. Moro showed pictures of the existing screening wall, indicating that the concrete base is about 34 high and the brick masonry wall is approximately 8' high. She stated that there is attached lighting on the building. With regard to the adequacy of parking spaces, there are 109 spaces on site; 65 spaces are required by current tenants. There are currently 45 extra 13 parking spaces available. Commissioner Halsey made a motion to approve Case No. S-1162, Anamia's Tex-Mex Restaurant, zoning change request from TC (Town Center) to TC-S.U.P. (Town Center, Special Use Permit), subject to the following conditions: 1) The hours of operation will be 11 a.m. to 10 p.m. Monday through Sunday. 2) The sale of beer, wine and alcohol on the premise will be permitted. 3) Final exit door locations will have to be approved by the Building Official. 4) The color of the raceway to match the color of the brick. Commissioner McGahey seconded the motion; motion carried (5-1) with Commissioners Nesbit, McGahey, Lowry, Halsey and Stewart voting in favor. Commissioner Kittrell voting in opposition. 9. PUBLIC HEARING: Consider approval of Case No. PD -163R, Windsor Estates, zoning change for property zoned PD -SF -9 (Planned Development, Single Family -9) to amend the development conditions of the Planned Development as they pertain to the entry features of the subdivision and the creation of additional common areas to accommodate landscaping on a 15.78 acre tract of land located along the north side of DeForest Road, approximately 600 feet east of Allen Road, at the request of Halff Associates, Inc. Planning Director Gary Sieb introduced the item to the Commission, showing exhibits of the proposal, stating that staff recommends approval of this amendment, subject to the conditions outlined in the Staff Report, adding that if there is citizen opposition to the entry 18' tower feature, it be scaled back in size. Kelly Jordan, Coppell Optimum Assets, 308 Park Meadow Way, Coppell, TX, was present to represent this item before the Commission and answer any questions, addressing staff comments and showing a color board of the stone, brick and cast stone to be used on the entry feature. He stated that all staff conditions have already been addressed. He then stated that the tower structure is intended to be a bus shelter for the children in the neighborhood. Commissioner Kittrell asked whether or not the tower must be 18' high. Mr. Jordan replied that he is not stuck on this height but in order to get a particular design decided upon, it was hard to shorten it for fear that it would look "squatty". He stated that the trees in the area will far surpass the height of the tower. Commission Stewart asked whether or not this structure could be scaled by a child. The answer was "no". Some discussion centered on amount and height of trees to be planted. Chairman Lowry opened the Public Hearing, asking for people present who wanted to speak 14 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 further discussion followed. Commissioner Stewart made a motion to approve Case No. PD -163R, Windsor Estates, zoning change for property zoned PD -SF -9 (Planned Development, Single Family -9) to amend the development conditions of the Planned Development as they pertain to the entry features of the subdivision and the creation of additional common areas to accommodate landscaping, subject to the following conditions: 1) Label the sidewalk and bike trail on the wall elevation plans. 2) Plant materials must be on plant palette. 3) Modify the HOA document to reflect the latest changes to the planned development. 4) Specify height of screening wall on marquee sign elevation. Commissioner Kittrell seconded the motion; motion carried (6-0) with Commissioners Nesbit, McGahey, Kittrell, Lowry, Halsey and Stewart voting in favor. None opposed. 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 an 11 -lot residential subdivision with common areas on 4.0 acres of property located at 703 DeForest Road, at the request of Halff Associates, Inc. Planning Director Gary Sieb advised the Commission that this case was withdrawn by the applicant. 11. PUBLIC HEARING: Consider approval of the DeForest Court, Renlat of Lot 2 of the Nettie Long Addition, to allow the development of an 11 -lot residential subdivision with common areas on 4.0 acres of property located at 703 DeForest Road, at the request of Halff Associates, Inc. Planning Director Gary Sieb advised the Commission that this case was withdrawn by the applicant. 12. PUBLIC HEARING: Consider approval of Case No. PD -120R2, Waterside Estates, Phase II, zoning change request for property zoned PD -SF -9 (Planned Development, Single Family -9), to amend the development conditions for Lot 8, Block D, to change a 25' front building line to a 15' side building line located at 902 Spyglass Cove, at the 15 request of Sammy and Patsy Thornton. City Planner Isabelle Moro introduced the item to the Commission, showing exhibits of the proposal, stating that approximately four years ago the owner of this corner lot received a Board of Adjustment variance of 10' to the 25' front platted building line to allow the construction of a 4' open wrought iron fence to be set back 15' from the property line along the frontage of Spyglass Drive. The present owner is requesting this 25' building line to be reduced to 15' to match the current fence line in order to accommodate a swimming pool. She went on to explain that once a side yard has been established, the fence code allows the placement of a fence at the property line. Ms. Moro then stated that staff has great concern with allowing the fence to go up to the property line due to the visibility and street appearance of this corner lot and the impact this would have on the other homes in the immediate area. Ms. Moro stated that staff recommends the building line and fence line to be the same. She also advised the Commission that staff was contacted by a third -party management company, hired by the Homeowners Association, advising that any improvement that the homeowner is proposing on his lot will be subject to the Architectural Review Committee of the HOA. The homeowner needs to have this proposal submitted to them prior to this case going before Council. Ms. Moro then stated that staff recommends approval of this request, subject to the conditions outlined in the Staff Report, adding a condition that this request receive approval by the HOA Architectural Review Committee. At this point, Commissioner Stewart excused himself from discussion because he lives within 200' of this home and received a notice. Sammy Thornton, 902 Spyglass Cove, Coppell, TX, was present to represent this item before the Commission and answer any questions. Mr. Thornton explained his request in detail, showing photographs of other corner lots in his development that have five-foot side yards, acknowledging that he must have his plans approved by the HOA Architectural Review Committee and stating that he would like the right to place his fence at the property line because of the trees he planted in that area. He stated that he would like to enclose these trees behind his fence, if possible. Some discussion followed regarding retention of the 4' wrought iron fence vs. a wooden fence. Mr. Thornton stated that it will be retained and will be heavily landscaped. Further discussion followed regarding other corner lots in the subdivision that have front and side yards and whether or not those who sent in written opposition were immediate neighbors. Ms. Moro answered that they were not from the immediate area. 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. One person chose to speak as follows: Jeff Perry, 762 Teal Cove, Coppell, TX - did not oppose this request because other corner homeowners have fence lines on the property line but stated he heard rumors that Mr. Thornton was replacing the wrought iron fence with a wooden fence. Mr. Perry suggested that he plant shrubs along the wrought iron fence to insure some amount of privacy, which would improve the look of his property. 16 Some discussion followed as to how to curve the present fence to encompass the trees. It was decided to run the fence perpendicular to the back corner of the house, then curve the fence to 5' to encompass the trees near the property line. Chairman Lowry closed the Public Hearing. Commissioner McGahey made a motion to approve Case No. PD -120R2, Waterside Estates, Phase II, zoning change request for property zoned PD -SF -9 (Planned Development, Single Family -9), to amend the development conditions for Lot 8, Block D, subject to the following conditions: 1) Approval from the Homeowners Association's Architectural Review Committee be attained. 2) The revised 4' wrought iron fence configuration be as shown on the exhibit (attached as Exhibit Q. 3) The proposed pool must abide by setback requirements for in -ground and above -ground swimming pools and spas stated in Section 35-3 of the Zoning Ordinance. Commissioner Nesbit seconded the motion; motion carried (5-0-1) with Commissioners Nesbit, McGahey, Kittrell, Lowry and Halsey voting in favor. None opposed. Commissioner Stewart abstained. 13. PUBLIC HEARING: Consider approval of Case No. ZC-599, Carrollton -Farmers Branch I.S.D., Riverchase Elementary School, zoning change request from TH-1 (Townhouse -1) to SF -7 (Single -Family -7), to allow the construction of an elementary school on approximately 10 acres of property located at the northeast corner of MacArthur Boulevard and Starleaf Street, at the request of Glenn Engineering. City Planner Isabelle Moro introduced the item to the Commission, stating because schools are not permitted in the Town House zoning classification, a zoning change to SF -7 is recommended since most adjacent properties have like zoning. She then stated that staff recommends approval of the Plat with no conditions. City Attorney Hager suggested a condition as follows: "No improvements will be allowed in the flood plain except as permitted and approved by the City Engineer." Robert Howman, Glenn Engineering, Inc., 100 Decker Court, #250, Irving, TX 75062, was present to represent this item before the Commission and answer any questions, stating that he is in agreement with the condition. 17 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 Halsey made a motion to approve Case No. ZC-599, Carrollton -Farmers Branch I.S.D., Riverchase Elementary School, zoning change request from TH-1 (Townhouse -1) to SF -7 (Single -Family -7), subject to the following condition: 1) No improvements will be allowed in the flood plain except as permitted and approved by the City Engineer. Commissioner McGahey seconded the motion; motion carried (6-0) with Commissioners Nesbit, McGahey, Kittrell, Lowry, Halsey and Stewart voting in favor. None opposed. 14. Consider approval of the Carrollton -Farmers Branch I.S.D., Riverchase Elementary School, Preliminary Plat and Site Plan, to allow the construction of an elementary school on approximately 10 acres of property and the dedication of the Starleaf Street right-of-way located at the northeast corner of MacArthur Boulevard and Starleaf Street, at the request of Glenn Engineering. City Planner Isabelle Moro introduced the item to the Commission, showing exhibits of the proposal, pointing out that this is the companion case to the zoning case previously approved. Ms. Moro showed a color board and colored elevation rendering of the proposed building and reminded the applicant that at least 80 percent masonry is required and CMU and metal panels cannot be counted towards this requirement. She then stated that staff recommends approval of both the Preliminary Plat and Site Plan, subject to the conditions as outlined in the Staff Report. Robert Howman, Glenn Engineering, Inc., was present but did not speak. Some discussion followed relative to the lack of lighting in this area. The school will address this concern to TU Electric. Commissioner Kittrell made a motion to approve the Carrollton -Farmers Branch I.S.D., Riverchase Elementary School, Preliminary Plat and Site Plan, subject to the following conditions: PRELIMINARY PLAT APPROVAL: 1. No improvements will be allowed in the floodplain until approved by the City Engineer. 2. Eliminate the Lot 2, Block 1 designation for Starleaf Drive r.o.w. dedication. 18 CONDITIONS FOR SITE PLAN APPROVAL: 1. City Council will have to approve the 4' -high combination metal and brick column fence along the north, south, and east side of play area. 2. Future planting islands along the eastern property line must be a minimum of 150 square feet and a minimum width of 9'. 3. Approval of the exterior building materials shown on the submitted color board. 4. Building must be at least 80% masonry construction. Commissioner McGahey seconded the motion; motion carried (6-0) with Commissioners Nesbit, McGahey, Kittrell, Lowry, Halsey and Stewart voting in favor. None opposed. 15. Consider approval of the Coppell High School Addition, Site Plan Amendment, to allow the construction of a band hall addition, principal's suite, dining/lecture hall, and 9th grade classroom wing addition located at 185 W. Parkway Boulevard, at the request of Glenn Engineering. City Planner Isabelle Moro introduced the item to the Commission, showing exhibits, a color board and colored rendering of the proposed building. Ms. Moro stated that a number of existing trees on this site will be affected by the proposed construction of a 9t" Grade wing, band hall, dining/lecture hall, additional corridors and the principal's suite, stating that the Superintendent has asked that the tree survey and Tree Preservation Plan requirements be waived. The plan is to relocate a number of the affected trees to the Middle School North campus. Ms. Moro then advised the Commission that during the Development Review process, staff had concern about the lack of a tree survey and the school has provided one, which has been accepted by the Leisure Services Department, that will serve for City-wide forestry planting purposes. Ms. Moro then stated that staff recommends approval of the Site Plan, subject to the condition outlined in the Staff Report. Robert Howman, Glenn Engineering, Inc., was present but did not speak. Some discussion followed questioning the calculations of the buildable allowable area shown on Table 1.2A. Robert Howman stated that this has to do with building separation. Apparently this item was addressed by the Building Official during the preliminary review and it was decided that since this is a Site Plan amendment approval request, the Building Inspection Department didn't feel it was appropriate at this time to address this discrepancy but when it comes through for plan review, this will be addressed. Gary Sieb stated that if the building needs to be reduced in size, he has the right to "sign -off' on what's called minor revisions to site plans without having to go through the regular process. Commissioner Halsey had a concern relative to the landscaping and tree survey and reasoning behind not holding the school to the same standards as other developers. Ms. Moro related that schools are exempt from the ordinance; however staff did want some documentation as to what trees are existing on this property. 19 Commissioner Nesbit made a motion to approve the Coppell High School Addition, Site Plan Amendment, subject to the following condition: 1) Approval of the exterior building materials as shown on the submitted color board. Commissioner Halsey seconded the motion; motion carried (6-0) with Commissioners Nesbit, McGahey, Kittrell, Lowry, Halsey and Stewart voting in favor. None opposed. 16. Consider approval of The Reserve, Final Plat, to allow the development of 21 residential lots on 9.71 acres of property located along the south side of Bethel Road, approximately 970' west of Denton Tap Road, at the request of Dowdey, Anderson and Associates. Planning Director Gary Sieb introduced the item to the Commission, showing an exhibit of the proposal, stating that staff recommends approval of the Final Plat, subject to the conditions outlined in the Staff Report. The applicant was present but did not speak. No discussion followed. Commissioner Halsey made a motion to approve The Reserve, Final Plat, subject to the following conditions: 1) List PD conditions on the face of the plat. 2) Abide by the Engineering Department comments as follows: a) During plan review and/or construction process, it may be determined that permanent erosion control may be needed along the rear of the lots adjacent to the floodplain. b) No development/improvement will be allowed in the 100 -year floodplain. Commissioner McGahey seconded the motion; motion carried (6-0) with Commissioners Nesbit, McGahey, Kittrell, Lowry, Halsey and Stewart voting in favor. None opposed. 17. Consider approval of the Coppell Greens, Phase Two, Final Plat, to allow the development of 102 residential lots and 3 common areas on 29.62 acres of property located along the west side of Denton Tap Road, approximately 275.80' north of State Highway 121 Bypass. Planning Director Gary Sieb introduced the item to the Commission, showing an exhibit of the proposal, stating that although the original Planned Development allowed 226 lots on Phases I and II; it now totals 223 lots. He went on to state that staff recommends approval of the Final Plat, subject to the condition outlined in the Staff Report. KII Bill Anderson, Dowdey, Anderson & Associates, Inc., 5225 Village Creek Drive, Suite 200, Plano, TX, was present but did not speak. No discussion followed. Commissioner Stewart made a motion to approve Coppell Greens, Phase Two, Final Plat, subject to the following condition: 1) Sidewalks being provided at common areas. Commissioner McGahey seconded the motion; motion carried (6-0) with Commissioners Nesbit, McGahey, Kittrell, Lowry, Halsey and Stewart voting in favor. None opposed. 18. Consider approval of the Castlebury Court, Final Plat, to allow the development of 19 residential lots on 5.427 acres of property located along the south side of Sandy Lake Road, approximately 278' west of Lodge Road, at the request of Goodwin and Marshall, Inc. City Planner Isabelle Moro introduced the item to the Commission, showing an exhibit of the proposal, stating this Plat conforms with the approved Preliminary Plat. She went on to state that staff recommends approval of the Final Plat, subject to the conditions outlined in the Staff Report. The applicant was present but did not speak. No discussion followed. Commissioner McGahey made a motion to approve the Castlebgg Court, Final Plat, subject to the following conditions: 1) HOA document will have to be approved by the City Attorney prior to the plat being recorded with Dallas County. 2) Include reference line to record the volume and page information on the final plat. 3) Submit black lines instead of blue lines. Commissioner Kittrell seconded the motion; motion carried (6-0) with Commissioners Nesbit, McGahey, Kittrell, Lowry, Halsey and Stewart voting in favor. None opposed. 19. 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 May 11th, stating that the Westchase zoniN case hearing was closed and held under advisement to Council's June 8 meeting. He also stated that Council approved Town Center West 21 Boulevard extending to the high school with a 10' setback vs. the 15' setback recommended by the Commission. He added that a 7" curb and a retaining wall will be constructed on the north side to help protect the screening wall. Next, Mr. Sieb stated that the Blockbuster request was approved with a 12 square foot blue and yellow ticket stub logo. B. Director's comments There were none. With nothing further to discuss, the meeting adjourned at approximately 11:30 p.m. :r4y,., LO .. - 10 Stan Lowry, Ch rm Aarb H. Jahoda, Sr. Administrative Secretary 22 Trip Generation Review Proposed Rollins Site Coppell, Texas May, 1999 INTRODUCTION Jenkens and Gilchrist of Dallas, Texas has retained the services of Kimley-Horn and Associates, Inc. (KHA) to review potential trip generation for a site located between Belt Line Road and Freeport Parkway in southern Coppell, Texas (See Location Map). This site is zoned Light Industrial (LI), as are the surrounding tracts of land. The study site is 7.10 acres bound by Wrangler Drive, Crestside, and Lakeshore. Rollins Truck Leasing Corporation has proposed to construct a new maintenance and leasing facility at the study site. The new facility would consist of regional and truck leasing office space, truck maintenance building, and non-commercial fueling station for company-owned vehicles. The purpose of this study is to review trip generation for the proposed Rollins Truck Leasing use as compared to other possible uses permitted under the current zoning. Trip rates for the Rollins Truck Leasing use are derived from a case study that matches proposed uses. Other trip rates are computed through the use of the ITE Trip Generation Manual, 6`h Edition. POTENTIAL LAND -USES Per the Coppell Zoning Ordinance Code Book, 1996 Edition, uses permitted by LI zoning include those listed under Office (0), Retail (R), and Commercial (C) Districts, as well as the specific uses listed under LI zoning. For comparative purposes, KHA identified sample uses permitted by the current zoning. For this study, General Light Industrial, Warehousing, Office, and Shopping Center were evaluated. The following assumptions were made in the computations: • General Light Industrial — 45 percent building coverage on-site • Warehousing — 45 percent building coverage on-site • Office — 25,000 square foot building floorplate with an FAR less than 2.0 to 1 • Retail — 25 percent building coverage on-site These assumptions yielded the following building areas: • General Light Industrial — 139,174 square feet (SF) • Warehousing— 139,174 SF • Office — 150,000 SF (Six floor building and 0.49 to 1 FAR) • Shopping Center — 77,294 SF The proposed Rollins Truck Leasing use has 23,102 SF of building space, resulting in a five percent building coverage on-site. TRIP GENERATION The ITE Trip Generation Manual, 6`h Edition provides average trip generation rates based upon field study data collected for a wide variety of land -uses. The number of trip ends generated by a particular use is a function of an independent variable such as building square footage. Within the manual, formulas are provided for the land -uses, which are used to generate the number of trip ends for peak hours. Table 1 provides a summary of sample trip generations for the uses considered in this comparative study. The percentage of trucks within the trip generations for industrial/warehouse uses typically average ten percent with a range up to twenty percent, according the ITE Trip Generation Manual. GATPTOLPEOPLE\md1\Rollins Site Trip Study.doc 4- EXHIBIT A Trip Generation Review Proposed Rollins Site Coppell, Texas May, 1999 Table 1 Sample Trip Generations Land Use SF ITE Code AM Peak Hour Tris PM Peak Hour Trips Light Industrial 139,174 110 128 136 Warehouse 139,174 150 63 71 Office 1 150,000 710 234 1 224 Shopping Center 1 77,294 1 820 80 1 289 The proposed Rollins Truck Leasing use trip generation was based upon a case study performed at a site that would be similar in nature. The case study site had 13,360 SF of building space and generated 51 trips during the AM peak period, and 33 trips during the PM peak period. The proposed Rollins Truck Leasing center in Coppell would have 23,102 SF of building space. Using linear regression and building SF as the independent variable, the proposed Coppell site would generate 88 trips during the AM peak period, and 57 trips during the PM peak period. Comparing the generated trips for the proposed Rollins site in Coppell with the sample trip generations in Table 1 reveals the sample generations being higher with the exception of warehouse and retail during the AM peak period. Table 2 summarizes the differences between the proposed Rollins Truck Leasing use and the sample study uses. Table 2 Trip Generation Differentials Land Use AM Trips PM Trips Percent Difference AM Period Percent Difference PM Period Rollins Truck Leasing 88 57 Light Industrial 128 136 +45% +139% Warehouse 63 71 -28% +25% Office 234 224 +166% +293% Sho inaCenter 80 289 -9% +407% The proposed Rollins Truck Leasing use at this location would result in potentially lower trip generation during the peak periods as compared to a light industrial and office use. Warehouse and retail uses would result in lower trip generation (25 trips and 8 trips, respectively) during the AM peak period. The trip generation during the AM peak hour for a shopping center does occur during the same hours as a truck leasing center, thus the lower number of trips as compared to the proposed truck leasing use. All sample uses resulted in higher trip generation during the PM peak period, as compared to the proposed Rollins Truck Leasing use. SUMMARY Based upon this study, the proposed Rollins Truck Leasing use would not result in high trip generation during the peak periods. As compared to other allowable uses on the study site, the truck leasing use was lower in all cases except for warehouse and retail during the AM peak period. The sample uses were considerably higher than the truck leasing use during the PM peak period. Therefore, the truck leasing use appears to have the lowest trip generation potential of the land -uses studied (with warehouse being comparable). -2- \\RANGER\VOL1\PROD\TPTO\2PEOPLE\mdl\Rollins Site Trip Study.doc Location Map CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT CASE NO.: S-1159, Rollins Leasing Corporation Addition P & Z HEARING DATE: April 15, 1999 C.C. HEARING DATE: May 11, 1999 LOCATION: Along the south side of Wrangler Drive between Crestside and Lakeshore Drives. SIZE OF AREA: 7.02 acres of property; 23,102 sf office/industrial facility CURRENT ZONING: LI (Light Industrial) REQUEST: LI-S.U.P. (Light Industrial, Special Use Permit) APPLICANT: Developer: Rollins Leasing Corp. One Region Plaza Willington, DE 19803 (302) 426-3545 FAX: (302) 426-2757 Architect: Mayse & Associates 14850 Quorum Dr., Ste. 201 Dallas, TX 75240 (972) 386-0338 FAX: (972) 386-0578 HISTORY: No zoning or platting history. TRANSPORTATION: Wrangler Drive is currently under construction and will become a 4 -lane undivided collector street in a 60' -wide right-of-way. Both Lakeshore and Crestside Drives are C2U, two-lane undivided road built in a 60' -wide right-of-way. SURROUNDING LAND USE & ZONING: North- office/warehouse; "LI" Light Industrial South - vacant; "LI" Light Industrial East - office/warehouse; "LI" Light Industrial West - commercial; "LI" Light Industrial EMBIT B COMPREHENSIVE PLAN: The Comprehensive Plan shows the property as suitable for light industrial and showroom type of uses. DISCUSSION: The applicant is proposing to construct corporate training and regional offices, as well as a 4 -pump fuel island, truck maintenance and truck wash facility on this 7 -acre site. The maintenance and washing facility are located behind the office building and screened by a 6' -high masonry screen wall with 2 sliding gates limiting access to the truck court. The applicant has provided staggered planting of 4" -caliper Live Oak trees, 15' in height against the screening wall along both the Lakeshore and Crestside street frontages. Also, against the 6' -high screening wall are groupings of Sea Green Junipers being proposed to soften the long continuous lengths of wall along both street frontages. According to the applicant the gates will be closed only between the hours of midnight to 5:00 a.m. The view beyond the sliding gates during regular business hours is problematic to staff especially when Wrangler Drive will become a 4 -lane undivided collector street with considerable east -west vehicular traffic, going to the Middle School West. The proposed fuel island structure measures approximately 19' high and 40' wide. The fuel storage tank will be placed underground immediately to the west of the fuel structure. The 5 maintenance bays adjoin the regional offices and are generally a tilt wall construction with metal overhead doors and metal roof panels. The elevation shows signs located immediately above the overhead doors. Staff would like to request the actual elevation of each sign to determine if they could be considered movement control signs, as claimed by the applicant. The bays will be partially concealed by the 6 -high masonry screen wall proposed around the perimeter of the property. Each of the bay doors is approximately 16' -high. More than 60% of those bay doors will be exposed. The staggered 15' -high Live Oak trees against the screening wall will screen only a portion of the bay doors from the view from public right-of-ways. According to the applicant this facility would service anywhere from 8 to 16 trucks a day. The site has the capacity to park 106 trucks at any one time. The proposed hours of operation are from 5:00 am to midnight, Monday through Saturday. The amount of truck traffic generated on an average week is 50 in and 50 out. The heaviest truck traffic occurs from 4:00 a.m. and 6:00 a.m. and from 5:30 p.m. to 7:00 p.m. The intensity of truck traffic, as well as the extended hours of operation are troublesome. Item # 4 Staff has great concern with the location of this proposed use. With the Coppell Middle School West campus located less than 500' to the west of this site and given the quality of the surrounding office buildings. and industrial buildings, we feel that this is too intense a use at this location. Staff certainly would not be opposed to the use for one of our remote interior lots at any of the other industrial parks. Concentrating heavy truck traffic by the Middle School campus is a health and safety concern. For the first time in an industrial park, adjacent landowners and developers have expressed concern over the quality and type of use being proposed and expressed that concern to staff. Much of the apprehension related to the inappropriateness of the use, as well as the inconsistency of the project compared with the overall development of the surrounding properties. The increased truck traffic, environmental issues and image were all factors that were cited that would negatively impact surrounding properties. RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION: The planning staff recommends denial of this special use permit request for a number of reasons. We feel it is an inappropriate use for the property, the intensity of the development is too great for the area, and its proximity to the Middle School campus is especially troublesome with regards to truck activity. Upon visiting another similar site staff is of the opinion that the quality of the facility is not consistent with the industrial facilities in our community. The truck court and truck maintenance bays at this other facility are screened with a 6' to 8' high chain-link fence with barbed wire on top that provide no visual screen. The above ground fuel storage tank is located next to the bays and it measures approximately 25' in height. The storage tank is extremely visible from the street. All sliding gates to the truck court and maintenance area are kept opened during business hours, allowing full view of the truck area to a person standing on the ground of an adjacent property or street. A substantial number of trucks and trailers at this site are randomly parked in the truck court. The visual impact of over 100 parked trucks is unsightly. Finally, considerable adjacent property owners' opposition has surfaced. ALTERNATIVES: 1) Recommend approval of the request 2) Recommend disapproval of the request ATTACHMENTS: 1) Site Plan 2) Site Details and Elevations 3) Elevations 4) Landscape Plan Item # 4 V 696Lr Solna .Lat !� 81 t �1P�ft�l Addition to the ctr or C�Rs�t� MATS �+o. Z, on oocordlnV to the Vap therer p rCo�Vb ume 92t J343. Mop Records Dollos Cour ty i t,roa. 92 29. ` Neta• To the best of my bwJwedgs the segment m"'w d An Vet• dJ020. Po 21J0. ORacr.. does, not s,fhet the subject *ftVWty law Nets; This, lot !s not in rhe 100pr no v1 Nesor+d Zone. tons, A. oceordln9 to the ftud reod tnswenee Aeto Alep Cann Pon« Ivo, #"170 0010 0. doted JD/7!i/gt this lot Is In alcor Zen• X. locos *vineve on ne! lnv�s,stl�etod c- arc. Lot d 11oi� a soh Z � � � ♦ to r Scale: t •- 20' 'L°' - 7'r far ' NO story &lck Frornt Ro dence fair r tir ,. �'.�• t.�Ie / iar S 0 43 V�iMr !' F.U. t ow"Id"t ML�. .... . Ll+so■� t i/rit. tewnY Nese.• Me nunentstlen round An the coater- • AP2 4MA014rar 4VyE line of SpJgres,s, Dr. and Soros" Cavo was m m EXHIBIT C