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BM 1999-01-21 PZMinutes of January 21, 1999 PLANNING AND ZONING COMIVIISSION The Planning and Zoning Commission of the City of Coppell met in pre -session at 6 p.m., and in regular session at 6:30 p.m., on Thursday, January 21, 1999, in the Coppell Town Center, 255 Parkway Boulevard, Coppell, Texas 75019. The following members were present: Chairman Stan Lowry Commissioner Anna Kittrell Commissioner Texx Stewart Commissioner Drew Halsey Commissioner Jon Nesbit Commissioner Greg McGahey Also present were Assistant City Engineer Mike Martin, Graduate Engineer Kent Collins, City Attorney David Dodd for Bob Hager, who arrived during Agenda Item #7, Fire Marshal Travis Crump, 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 December 17, 1998. Commissioner Stewart made a motion to approve the minutes of December 17, 1998, 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 the approval of Case No. S-1157, Burger King, zoning change request from C (Commercial) to C-S.U.P. (Commercial, Special Use Permit) to allow the development of a 3,925 square foot drive-through restaurant 1 with an indoor play area on 1.04 acres of property located along the west side of MacArthur Blvd., approxhnately 610' north of the D.A.R.T. right-of-way, at the request of Renaissance Architectural Associates. Planning Director Gary Sieb 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. Socrates Lazaridis, , Renaissance Architects, 11100 Stratford Drive, Suite A100, Oklahoma, City, OK 73003, was present to represent this item before the Commission and answer any questions, showing exhibits of the proposed signage and stating that he is in agreement with staffs conditions, although instead of aligning the two curbs, he has discussed with the Engineering Department the use of bumps, but he is agreeable to work with staff. Mr. Lazaridis then passed the color board to the Commissioners and described the materials to be used on the building. Some discussion centered on the coping, height of the parapet over the playground area and the Cardinal Red tile. Mr. Lazaridis agreed to tone down the red color. 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 then closed the Public Hearing. Chairman Lowry asked when this facility would be operational. Mr. Lazaridis stated that after receiving the Special Use Permit from Council, construction should take between 70- 80 days. Commissioner McGahey made a motion to approve Case No, S-1157, Burger King, zoning change request from C (Commercial) to C-S.U.P. (Commercial, Special Use Permit), subject to the Site Plan and the following conditions: 1) Landscape plan and site plan calculations track and meet our landscaping requirements 2) Replace the Photinia with another approved plant material 3) Align the south entry and pick-up median 4) Make parking space calculation change 5) Revise width of pick-up drive 6) Specify all colors of monument sign 2 7) Substitute the Cardinal Red tile on the building with a more muted color of red. 8) Reduce the cap width on the playground area of the building. Commissioner Nesbit seconded the motion; motion carried (6-0) with Commissioners Nesbit, McGahey, Kittrell, Lowry, Halsey and Stewart voting in favor. None opposed. 5. To consider the approval of the Coppell Crossing Addition, Lot 3, Block 1, Final Plat, to allow creation of a single lot and the development of a 3,925 square foot drive-through restaurant with an indoor play area on 1.04 acres of property located along the west side of MacArthur Blvd., approximately 610' north of the D.A.R.T. right-of-way, at the request of Rekha Engineering Inc. Planning Director Gary Sieb introduced the item to the Commission stating this is the companion case to the Special Use Permit just heard. He then stated that staff recommends approval of this Final Plat, subject to the three conditions outlined in the Staff Report. John English, Rekha Engineering, 5301 Hollister, Houston, TX, was present to represent this item before the Commission and answer any questions, stating that he will abide by staff s conditions. No discussion followed. Commissioner Halsey made a motion to approve the Coppell Crossing Addition, Lot 3. Block 1, Final Plat, subject to the following conditions: 1) Specify all volume and page numbers of easements called out on the Final Plat. 2) All portions of the building will be within 150 feet of a fire lane. 3) Place all TU easements on the Final Plat. Commissioner Kittrell seconded the motion; motion carried (6-0) with Commissioners Nesbit, McGahey, Kittrell, Lowry, Halsey and Stewart voting in favor. None opposed. Planning Director Sieb advised the Commission that the applicant for the next case wasn't yet in attendance and requested that Item 7 be heard at this time. The Commission was agreeable to this request. 7. PUBLIC HEARING: To consider the approval of the Sandy Lake Plaza, Replat of Lot 1 into Lots 1 and 2, Block A, to allow the creation of two separate lots and the recordation of additional easements on 4.153 acres of property located at the 3 southeast corner of E. Sandy Lake and S. Moore Roads, at the request of Keeton Surveying Co. Planning Director Gary Sieb introduced the item to the Commission, showing an exhibit of the proposal, stating that since all easements have been clarified, staff recommends approval of this Replat. He then stated that the applicant is aware that when Lot 2 is developed, a Site Plan review will be necessary. The applicant was not present to represent this case 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. Chairman Lowry then closed the Public Hearing. No discussion followed. Commissioner Stewart made a motion to approve the Sandy Lake Plaza, Replat of Lot 1 into Lots 1 and 2, Block A. Commissioner McGahey seconded the motion; motion carried (6-0) with Commissioners Nesbit, McGahey, Kittrell, Lowry, Halsey and Stewart voting in favor. None opposed. 6. PUBLIC HEARING: To consider the approval of Case No. PD -175. Estates of Denton Creek, zoning change request from SF -12 (Single Family -12) to PD -SF -9 (Planned Development, Single Family -9), to allow the development of a 55 residential lot subdivision on 28.21 acres of property located along the north side of Sandy Lake Road, approximately 1,800' east of N. MacArthur Blvd., at the request of Nathan D. Maier Consulting Engineers, Inc. City Planner Isabelle Moro introduced the item to the Commission, showing exhibits of the proposal, stating the proposed density is compatible with surrounding subdivisions. Ms. Moro then expressed staffs concern that this development has but one entrance and exit and the fact that the entrance access off Sandy Lake Road is in the 100 -year Flood Plain. She then showed a photograph taken in May, 1990, which shows this entire area flooded after a major storm, stating that the Fire Department is taking a very strong position with regard to the health, safety and welfare of the future residents and stating that erosion control may be required on the banks of Denton Creek which will need to be maintained by either the Homeowner's Association or individual property owners along the creek. Ms. Moro then related that 38 notices were sent to affected property owners and eight responses were returned -- two in favor of this rezoning and six against, stating that major concerns cited were the density issue, the fear of lower property values, the existing drainage issue, and general safety issues along Sandy Lake Road. Ms. Moro then advised the Commission that until these issues can be resolved, staff recommends denial of this rezoning request at this time. 4 Mike Daniel, Nathan D. Meier Engineers, 8080 Park Lane, Suite 600, Dallas, TX, was present to represent this item before the Commission and answer any questions, describing in depth, the site and the proposal. Mr. Daniel stated that the site actually encompasses land in both Coppell and Carrollton and informed the Commission that it is proposed to raise this project out of the flood plain. On the north side of Denton Creek (in Carrollton), a detention basin will be constructed with no other development planned. Mr. Daniel volunteered that Terry Holmes (applicant) has agreed to dedicate an easement along the creek to be utilized as a drainage easement to allow for possible erosion and to act as a buffer in order to save as many trees as possible as most of the large trees on this site are congregated along the creek bank. No structures of any sort will be allowed in this area. Mr. Daniel stated that the average lot size in this development would be 18,000 square feet with a density level of 1.95 houses per acre. At this point, Terry Holmes, 510 Country Lane, Coppell, TX, showed slides depicting styles of houses proposed for this development. He discussed building set backs, issues raised by adjacent homeowners; i.e., drainage concerns, saving as many trees as possible, etc. Following Mr. Holmes' presentation, Mr. Daniel remarked that staff is recommending denial of this project for two reasons -- the fact that there is only one entrance/exit, pointing out that there are quite a few subdivisions in the City with the same single entry layout. He then expressed his opinion that it is unrealistic to say that this property shouldn't be developed because of this fact. Mr. Daniel then referred to staffs second objection dealing with the fact that the one access proposed is currently along Sandy Lake Road, which is below the current 100 -year flood plain elevation. Because this project will probably take two years before a Certificate of Occupancy is issued and until Sandy Lake Road is funded by the City to raise it from flood plain, Mr. Daniel volunteered that the developer plans to raise the affected portion of Sandy Lake Road, on a temporary basis, above the FEMA 100 -year flood plain. If needed, Mr. Daniel asked the Commission for rebuttal time at the end of the public hearing. Chairman Lowry stated that speaking for himself and probably the members of the Commission, he felt that the quality of Mr. Holmes' work isn't being disputed. Referring to Mr. Daniel's question of how the owner of the property might feel if this case were denied, Mr. Lowry stated that the Commission is legally charged to make decisions in the interest of the health, safety and welfare of all citizens of Coppell. Regarding the statement about what a future Commission or Council does with this property if this project were not approved, Mr. Lowry stated that that's the risk Council and the P&Z Commission face on every project. There is no control about what happens in the future. 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: Craig Pitala, 144 Hollywood Drive, Coppell, TX - expressed concerns about density and drainage, stating that he is in favor of the development and would hope that the builder would, in good faith, work with the homeowners in terms of their issues. David Spivey, 136 Hollywood Drive, Coppell, TX - expressed opposition of this proposal because of the density issue, drainage problems and traffic concerns. 5 Julie Mrak, 132 Hollywood, Coppell, TX - concerned about the drainage issue. Chairman Lowry left the Public Hearing open. Extended discussion followed relative to the current zoning of SF -12 vs. PD -SF -9, possible solutions to the entrance being in flood plain, the safety issue of having only one entrance/exit, future erosion against the creek, an erosion buffer, other options for ingress/egress, posting of a bond relative to Sandy Lake Road, etc. Most of these issues were addressed by Gary Sieb, Planning Director, Mike Martin, Assistant City Engineering, and Travis Crump, Fire Marshall. Mr. Crump stated that in the past 2-2 1/2 years, a shift in philosophy occurred in the Fire Department when a stronger look at Emergency Management procedures were implemented. Chairman Lowry asked Mr. Holmes if he would be interested in having this case continued for another month so that issues might have time to resolve. After more discussion as to another ingress/egress point, Mr. Holmes replied that this would be acceptable. Commissioner Kittrell made a motion to continue the Public Hearing on PD -175 zoning change to the next Commission meeting on Thursday, February 18'. Commissioner McGahey seconded the motion; motion carried (6-0) with Commissioners Nesbit, McGahey, Kittrell, Lowry, Halsey and Stewart voting in favor. None opposed. Chairman Lowry advised those in attendance that new notices will not be mailed and asked those attending to pass this information along to neighbors. A ten-minute recess was observed. 8. PUBLIC HEARING: To consider the approval of the Town Center Addition. Replat of Lot 1, Block 3, to allow the recordation of a revised water easement on 2.544 acres of property located at the northeast corner of Denton Tap Road and Town Center Boulevard, at the request of Dowdey, Anderson and Associates, Inc. City Planner Isabelle Moro introduced the item to the Commission, showing an exhibit of the proposal, stating that this replat request resulted from the relocation of the monument sign for Eleanor's Square which was heard by the Commission last month. This relocation necessitated a replat to adjust the water line easement. She stated that staff' recommends approval of this proposal, subject to the three conditions outlined in the Staff Report. Bill Anderson, Dowdey, Anderson & Associates, Inc., 5225 Village Creek Drive, Suite 200, Plano, TX 75093, was present but did not appear before the Commission. He nodded agreement to stated conditions. 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. on Chairman Lowry then closed the Public Hearing. No discussion followed. Commissioner Halsey made a motion to approve the Town Center Addition, Replat of Lot 1, Block 3, subject to the following conditions: 1) Label off-site access easement as "Fire lane, access, drainage and utility easement. 2) Provide the City Secretary's signature block. 3) Correct the year reference to 1999 in the Floodplain Administrator's signature block. Commissioner Stewart seconded the motion; motion carried (6-0) with Commissioners Nesbit, McGahey, Kittrell, Lowry, Halsey and Stewart voting in favor. None opposed. 9. PUBLIC HEARING: Consider approval of the Shadydale Acres, Replat of Tracts 2,34, and 5, Block B, to allow the creation of 13 new residential lots on 4.155 acres of property located along the south side of Willow Lane, between Oak Trail and Shadydale Lane, at the request of Dowdey, Anderson and Associates, Inc. Planning Director Gary Sieb introduced the item to the Commission, showing an exhibit of the proposal, stating that this Replat meets all the conditions that were imposed upon the applicant and staff recommends approval with no conditions. Bill Anderson, Dowdey, Anderson & Associates, Inc., 5225 Village Creek Drive, Suite 200, Plano, TX 75093, was present but did not appear 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. Chairman Lowry then closed the Public Hearing. No discussion followed. Commissioner Nesbit made a motion to approve the Shadydale Acres, Replat of Tracts 2,3,4, and 5, Block B. Commissioner McGahey seconded the motion; motion carried (6- 0) with Commissioners Nesbit, McGahey, Kittrell, Lowry, Halsey and Stewart voting in favor. None opposed. 7 10. PUBLIC HEARING: Consider approval of the Whispering Hills, Replat of Lots 1-8, Block C, to allow the recordation of the partial release of property within the Lone Star Gas easement to the eight Whispering Hills property owners adjoining this property located at the northeast corner of Fieldcrest Loop and Whispering Hills Drive, at the request of Tipton Engineering, Inc. City Planner Isabelle Moro introduced the item to the Commission, showing an exhibit of the proposal, stating that this application is an outcome of the recent Final Plat approval of Georgian Place, a proposed residential subdivision immediately to the north of these eight lots. She stated that the plat approval for Georgian Place was contingent upon the applicant dedicating a portion of the Lone Star Gas easement to the adjoining property owners in Whispering Hills, allowing owners to fence their property to the center line of the easement. She pointed out that the Coppell Trail Master Plan shows a section of the Green Walk Trail along this utility easement, however, when the original plat for Georgian Place was approved by Council with an alley variance, an agreement was struck with the Whispering Hills homeowners which would dedicate to them the remaining portion of this easement. Hence, this Replat will disallow the continuation of this trail, as planned, through this development. She then pointed out that staff and the Planning Commission recommended denial of the original Preliminary Plat for Georgian Place and that a significant number of homeowners from Whispering Hills subdivision requested that the Planning and Zoning Commission recommend to Council a waiver of the alley requirement and stated that these residents would oppose a trail crossing their property. Ms. Moro then said that as far as staff is concerned, the applicant has abided by Council wishes and there is no reason for staff at this time to oppose this request, stating that staff recommends approval of this Replat, subject to the two conditions outlined in the Staff Report. David Tipton, Tipton Engineering, 6330 Broadway Boulevard, Suite C, Garland, TX 75043, was present to represent this item before the Commission and answer any questions, stating that he is in agreement with staff's conditions. 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: Scott McFadden, 104 Fieldcrest Loop (Lot 2), Coppell, TX - asking clarification about the trail system. He stated that he was in favor of the Replat and would be opposed to having a trail through his backyard. (Gary Sieb responded to this request.) George Best, 400 Fieldcrest Loop, Coppell, TX - asking clarification as to where the new fence line would be. (Isabelle Moro responded to this request.) Chairman Lowry closed the Public Hearing. No discussion followed. 3 Commissioner Kittrell made a motion to approve the Whispering Hills. Replat of Lots 1-8, Block C, subject to the following conditions: 1) Amend the deed document to reflect the newly acquired strip of land. 2) Verify lot dimensions on Lot 8, Block C of this replat because it deviates from the previously recorded plat. Commissioner Nesbit seconded the motion; motion carried (6-0) with Commissioners Nesbit, McGahey, Kittrell, Lowry, Halsey and Stewart voting in favor. None opposed. 11. PUBLIC HEARING: Consider approval of the One Twenty One Business Park, Renlat of Lots 1 and 2, Phase I, Block 1, and Site Plan of Lot 2, Block 1, to allow the creation of two lots, and the development of 4 office buildings totaling 163,614 square feet on Lot 2 located at the southwest corner of Coppell Road and Corporate Park Boulevard, at the request of Gromatzky, Dupree and Associates, Inc. Planning Director Gary Sieb introduced the item to the Commission, showing an exhibit of the proposal, stating that at first, staff recommended denial, reiterating the five issues outlined in the Staff Report. He stated that the applicant has since complied with most of these issues and staff can now recommend approval if the street issue can be resolved. Some discussion followed relative to the rendering and color board of materials to be used on the building. Charles A. McClure, The Industrial Group, P.O. Box 802047, Dallas, TX 75380, was present to represent this item before the Commission and answer any questions, stating that he is agreeable to putting in a 33' wide street, as well as providing a 15' right-of-way on each side of the proposed roadway. Mr. McClure discussed the design of the development and said that it is planned to provide a grey awning/overhang around the entire building and landscaping will be planted all the way up to the window glass, which will be around all four sides of these 100% office buildings. He assured the Commission that the trees used on this complex will be compatible with those planted by GTE. Mr. McClure mentioned that the electric company may restrict the height of the trees to 8-10 feet because of the electric lines. 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. Some discussion followed relative to awning color, material and traffic that will be generated. 6 Commissioner Kittrell made a motion to approve the One Twenty One Business Park, Renlat of Lots 1 and 2, Phase I, Block 1, and Site Plan of Lot 2, Block 1, subject to the following conditions: 1) Amend all exhibits to reflect the road as presented to the P&Z Commission. 2) Provide a Site Plan drawn to scale with all adjacent streets and driveways shown to scale with appropriate street names as requested by the Engineering Department. 3) Add a minimum of 20 trees to the islands so that a tree is at the end of each parking bay. 4) Substitute the Sweetgum trees with an approved planting. Commissioner McGahey seconded the motion; motion carried (6-0) with Commissioners Nesbit, McGahey, Kittrell, Lowry, Halsey and Stewart voting in favor. None opposed. 12. Consider approval of the Stratford Manor, Final Plat, to allow the development of a 28 -lot residential subdivision on 15.1256 acres of property located on the north side of DeForest Road, approximately 1,000 feet east of MacArthur Blvd., at the request of Dowdey, Anderson and Associates, Inc. Planning Director Gary Sieb introduced the item to the Commission, showing an exhibit of the proposal, stating that the Preliminary Plat was approved with 31 lots. This development has been reduced to 28 lots and Mr. Sieb stated that this Final Plat addresses all staff concerns and approval is recommended, subject to the conditions outlined in the Staff Report. Some discussion followed relative to the no fill, no build areas. Mr. Sieb stated that the spirit of the 20/30' foot was to leave the natural landscaping on the east and west property lines. Bill Anderson, Dowdey, Anderson and Associates, Inc., 5225 Village Creek Drive, Suite 200, Plano, TX 75093, was present to represent this item before the Commission and answer any questions, stating that with regard to the no fill, no build -- fences will be extended to the property lines and this area will be protected. He stated that because the lots are extremely deep, more than likely a small retaining wall will be constructed, separating the usable area from the area which will drop off. Mr. Anderson volunteered that in the engineering design, pipes have been included to drain any excess water into the storm/sewer system. No further discussion followed. 10 Commissioner Stewart made a motion to approve the Stratford Manor, Final Plat, subject to the following conditions: 1) All conditions of the Preliminary Plat (see attached June 13, 1997 letter of preliminary plat approval) are followed, noting the change of name of Bristol Court to Stratford Lane. 2) The $1,285 per dwelling unit park fee is paid. 3) Entrance design is approved by the Fire Department and Engineering Department. Commissioner Halsey seconded the motion; motion carried (6-0) with Commissioners Nesbit, McGahey, Kittrell, Lowry, Halsey and Stewart voting in favor. None opposed. 13. Consider approval of the Gateway Business Park, Lot 1 and 2, Block A. and Lot 1 and Common Area 1. Block B, Final Plat, to allow the creation of 3 new lots and the development of a 2 -story 103,611 square foot office building on Lot 2 located along the north side I.H. 635; east of Freeport Parkway, 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 staff recommends approval of this Final Plat since it conforms substantially to the previously approved Preliminary Plat, although the drawings require minor corrections as outlined as conditions in the Staff Report. The applicant was present but did not appear before the Commission. No discussion followed. Commissioner Halsey made a motion to approve the Gateway Business Park, Lot 1 and 2, Block A. and Lot 1 and Common Area 1, Block B. Final Plat, subject to the following conditions: 1) Change the year reference in the signature blocks to 1999. 2) Modify on the vicinity map the Cowboy Drive reference to Wrangler Drive. 3) Show zoning of all adjacent properties. Commissioner McGahey seconded the motion; motion carried (6-0) with Commissioners Nesbit, McGahey, Kittrell, Lowry, Halsey and Stewart voting in favor. None opposed. 14. General discussion concerning planning and zoning issues A. Update on Council planning agenda actions Planning Director Gary Sieb updated the Commission on the Planning and 11 Zoning cases brought before Council on January 12''. B. Director's comments There were none. With nothing further to discuss, the meeting adjourned at approximately 9:25 p.m. ;�44-0-0 Stan Lowry, Chairman ATT SPaeTahoda, B ara Sr. Administrative Secretary 12 E z7r;az.�L ty With A Beautiful Future Brentwood Builders, Inc. P.O. Box 702468 Dallas, TX 75370 P.O. Box 479 Coppell, Texas 75019 214-462-0022 June 13, 1997 ai RE: Stratford Manor. Pre1it _► plat Dear Madam/Sir: This letter is to inform you that the Stratford Manor, Preliminary Plat, to allow the development of a 31 -lot residential subdivision on 15.1257 acres of property located on the north side of DeForest Road, approximately 19000 feet east of MacArthur Boulevard, was approved by the Coppell City Council at its Special Meeting on Thursday, June 12, 1997, subject to the following conditions: i) Compliance with Engineering Department comments (attached). 2) A restrictive covenant shall provide the following wordage: No fill and no build on a 20 -foot easement on the west property boundary and a 30 -foot easement on the east property boundary on all lots having existing trees. This statement must also be reflected on the Final Plat and in the Deed Restrictions and Covenants of the Homeowners Association. This Restrictive Covenant must be reviewed and approved by the City Attorney. These easements will also be designated and excluded by description of metes and bounds from any study, including FEMA. 3) Submission of standards for garage orientation to be the same as those employed on the Cambridge Manor development, approval subject to City Staff. 4) Drainage be addressed during the developmental process. 5) A certified on-site arborist, selected and paid by the developer and approved by the City, must work with the Leisure Services Department to ensure the preservation of trees according to the City's Tree Ordinance. 6 Flexibility of lot lines to preserve Tree #608 identified as a possibleChampion tree. Preserve Tree #418 by diverting the roadway around or splitting the roadway around it. Ingress and Egress to the development during the construction stage via Bristol Court, only.