BM 1993-12-16 PZMinutes of December 16, 1993
PLANNING AND ZONING COMNIISSION
The Planning and Zoning Commission of the City of Coppell met in pre -session at 6:30 p.m.,
and in regular session at 7:30 p.m., on Thursday, December 16, 1993, in the Coppell Town
Center, 255 Parkway Boulevard, Coppell, Texas 75019. The following members were present:
Vice Chairman Don Meador
Commissioner George Redford
Commissioner Carl Thompson
Commissioner Ray Hildebrand
Commissioner Norman Alexander
Commissioner Larry Wheeler
Also present were City Attorney Bruce Stockard, City Engineer Ken Griffin, Director of
Planning Gary Sieb, Planning and Zoning Coordinator Taryon Bowman, and Administrative
Secretary Barbara Jahoda. Chairman Marsha Tunnell was absent.
1. Briefing on agenda.
REGULAR SESSION
2. Call to Order
Vice Chairman Meador called the meeting to order.
3. Invocation
Commissioner Wheeler gave the invocation.
4. Approval of Minutes dated November 18, 1993
Commissioner Hildebrand moved to approve the minutes of November 18, 1993, as
submitted. Commissioner Redford seconded the motion; motion carried (6-0) with
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Commissioners Alexander, Wheeler, Thompson, Meador, Redford, and Hildebrand
voting in favor of the motion. None opposed.
5. PUBLIC HEARING: S-1073, Special Use Permit site plan for a driving range, to
change the zoning from A to A.S.U.P., located at the northwest corner of I.H. 635W
and Beltline, at the request of Mr. William Powell.
Coordinator of Planning and Zoning Taryon Bowman introduced the item to the
Commission, explaining that the applicant has requested approval of a golf driving range
that is to be temporary for five years. Staff has concerns regarding the request to have
temporary water and sewer lines going to the site and the fact that there is no fire
hydrant in the area. The Fire Marshall recommends denial unless the applicant is willing
to provide a fire hydrant within 150 feet of the site.
Bill Powell, 2069 Camelot, Lewisville, TX, 75067, was present to represent this item
before the Commission and answer any questions. He presented artist renderings of the
proposed 738 square foot brick building which abides by all the Codes of the City of
Coppell.
Vice Chairman Meador opened the public hearing and asked for persons wishing to speak
in favor of the request. There were none.
Vice Chairman Meador then asked for persons wishing to speak in opposition to the
request. There were none.
The public hearing was declared closed.
Commissioner Thompson made a motion that this request be denied. Commissioner
Meador seconded the motion. There was a tie vote (3-3) with Commissioners
Thompson, Meador and Hildebrand voting to deny, and Commissioners Alexander,
Wheeler and Redford voting to oppose denial. Because of the tie vote, the motion failed.
After some discussion relating to meeting all the requirements requested of the staff for
this five (5) year S.U.P., another motion was made by Commissioner Hildebrand that
the applicant meet all the requirements specified by the City. Commissioner Redford
seconded the motion. The motion carried (6-0) with Commissioners Alexander,
Wheeler, Thompson, Meador, Redford and Hildebrand voting in favor of the request.
None opposed.
6. PUBLIC HEARING: To consider approval of a Rgplat of Lake Park Addition, Block
E. Lots 10-14, 17, 19-22, 24-25, located west of MacArthur Boulevard, along DeForest
Road and Lake Park Drive, at the request of Glen Hinckley.
Planning Director Gary Sieb introduced the item to the Commission, stating that our City
Attorney has indicated the instrument that the applicant provided will be sufficient to
allow the adequate provision of maintenance behind those lots that are not included in the
replat. That being the case, staff recommends approval of this replat.
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Glen Hinckley, 12201 Merit Drive, Dallas, TX, 75251, was present to represent this
item before the Commission and answer any questions, stating that they are willing to
submit the required documents approved by the City Attorney, as well as their attorney.
Vice Chairman Meador opened the public hearing and asked for persons wishing to speak
in favor of the request.
Planning Director Sieb stated that for the record, he received a letter from Jeffrey
M. Dixon this afternoon, stating his support of this request. He is one of the
homeowners who would be affected by the replat.
Ken Martindale, 604 DeForest, Lot #17 on the replat.
Randy Taylor, 587 Lake Park, Lot #15
Dennis Young, 583 Lake Park
Vice Chairman Meador then asked for persons wishing to speak in opposition to the
request. There were none.
The public hearing was declared closed.
Commissioner Alexander made a motion to approved this replat. Commissioner Redford
seconded the motion. The motion carried (5-0-1) with Commissioners Alexander,
Wheeler, Meador, Redford and Hildebrand voting in favor. None opposed.
Commissioner Thompson abstained due to possible conflict of interest.
7. PUBLIC HEARING: S-1072, Special Use Permit request for Blooming Color
Landscape Nursery, to change the zoning from LI (Light Industrial) to U. S. U. P.,
located along the south side of Beltline, 1,650 feet east of MacArthur Boulevard, at the
request of Mr. Barry Johnson.
Planning Coordinator Taryon Bowman introduced the item to the Commission, stating
that the Coppell Park Board had made a recommendation that tonight's three applicants
at this location on Beltline Road apply a 30 -foot easement for a hike and bike trail along
the rear of the property. The applicant is unwilling and unable to provide this easement
request. Staff recommends approval of the S. U. P.
Barry Johnson, 1002 Rolling Brook, Coppell, 75019, prospective owner, was present to
represent this item before the Commission and answer any questions. He has exceeded
the building and zoning requirements in order to obtain this S.U.P. He also presented
renderings of the site.
Vice Chairman Meador opened the public hearing and asked for persons wishing to speak
in favor of the request.
Rick Ridener, 662 Andover Lane, Coppell, 75019, representing some 50+ people
present who stood to be recognized and who are also in favor of this request.
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Vice Chairman Meador then asked for persons wishing to speak in opposition to the
request. There were none.
The public hearing was declared closed.
Commissioner Thompson made a motion to approve this S.U.P. request. Commissioner
Hildebrand seconded the motion. Motion carried (6-0) with Commissioners Alexander,
Wheeler, Thompson, Meador, Redford and Hildebrand voting in favor of the request.
None opposed.
8. To consider approval of Blooming Colors Nursery Addition, Preliminary Plat Addition,
located along the south side of Beltline, 1,650 feet east of MacArthur Boulevard, at the
request of Mr. Barry Johnson.
Planning Coordinator Taryon Bowman introduced the item to the Commission, stating
that if the construction of either the proposed church or mini -warehouse does not occur,
then the City will require Blooming Colors Nursery to be responsible for extending the
water and sanitary sewer lines from their existing location in the Tom Thumb shopping
center.
The applicant, Barry Johnson, indicated that this would be no problem
Commissioner Redford made a motion to approve this preliminary plat with the above
stated condition. Commissioner Thompson seconded the motion. Motion carried (6-0)
with Commissioners Alexander, Wheeler, Thompson, Meador, Redford and Hildebrand
voting in favor of the request. None opposed.
9. PUBLIC HEARING: To consider approval of a text amendment, allowing the operation
of an on-site management quarters at a mini -warehouse, with a S.U.P. in a Light
Industrial zoning district.
Planning Coordinator Taryon Bowman introduced the item to the Commission, stating
that a few years ago, a mini -warehouse storage facility was built with an on-site
residence. Building Inspections would not allow anyone to occupy this residence because
it violated the ordinance. City Council allowed an accessory use to the existing mini -
warehouse storage facility, but asked that in the future, staff would present some type
of way for an applicant to receive a Special Use Permit in order to do so. We are asking
the words "on-site residence" be added to the Special Use Permit section of the
Ordinance.
Vice Chairman Meador opened the public hearing and asked for persons wishing to speak
in favor of the request.
Don Blacketer, Blacketer and Goss, one of the principals of the self -storage
facility.
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Vice Chairman Meador then asked for persons wishing to speak in opposition to the
request. There were none.
The public hearing was declared closed.
Commissioner Thompson made a motion that this text amendment request be approved.
Commissioner Redford seconded the motion. Motion carried (6-0) with Commissioners
Alexander, Wheeler, Thompson, Meador, Redford and Hildebrand voting in favor of the
request. None opposed.
10. PUBLIC HEARINGS 1075, Special Use Permit request for Valley Ranch Self
Storage, to change the zoning from LI (Light Industrial) to LI. S. U. P., to allow the
operation of an on-site management facility, located along the south side of Beltline,
1,320 feet east of MacArthur Boulevard, at the request of Robert H. Goss and Robert
D. Blacketer.
Planning Coordinator Taryon Bowman introduced the item to the Commission, stating
that this use is allowed by right and that staff recommends approval of this site.
Don Blacketer, representing Blacketer and Goss, was present to represent this item
before the Commission and answer any questions. He presented a rendering of the
proposed site.
Vice Chairman Meador opened the public hearing and asked for persons wishing to speak
in favor of the request. There were none.
Vice Chairman Meador then asked for persons wishing to speak in opposition to the
request. There were none.
The public hearing was declared closed.
Commissioner Wheeler moved that S-1075 be approved, subject to site plan conditions.
Commissioner Hildebrand seconded the motion. Motion carried (6-0) with
Commissioners Alexander, Wheeler, Thompson, Meador, Redford and Hildebrand voting
in favor of the request. None opposed.
11. To consider approval of Valley Ranch Self Storage Addition Preliminary Plat, located
along the south side of Beltline, 1,320 east of MacArthur Boulevard, along the south side
of Beltline Road, at the request of Robert Goss.
Planning Director Gary Sieb introduced the item to the Commission, stating that the
applicant also opposes the 30 -foot easement to the rear of the property for a hike and
bike trail, as previously discussed. Staff recommends approval of the preliminary plat.
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Commissioner Thompson made a motion to approve this preliminary plat. Commissioner
Alexander seconded the motion. Motion carried (6-0) with Commissioners Alexander,
Wheeler, Thompson, Meador, Redford and Hildebrand voting in favor of the request.
None opposed.
12. To consider approval of Valley Ranch Baptist Church Addition Preliminary Plat, located
along the south side of Beltline Road, 825 feet east of MacArthur Boulevard, at the
request of Jim Riley.
Planning Director Gary Sieb introduced the item to the Commission, stating that staff
recommends approval of this request, but added one more condition; that being, as new
buildings are added to the platted site, fire lanes must be replatted prior to construction
of any additional buildings. The applicant also opposes the 30 -foot easement to the rear
of the property for a hike and bike trail.
Rick Yancy, 27 Pinyon Lane, representing 40+ people present, who stood to be
recognized and are in favor of this request, was present to represent this item before the
Commission and answer any questions.
Commissioner Thompson made a motion to approve this preliminary plat with conditions
stated. Commissioner Wheeler seconded the motion. Motion carried (6-0) with
Commissioners Alexander, Wheeler, Thompson, Meador, Redford and Hildebrand voting
in favor of the request. None opposed.
13. PUBLIC HEARING: To consider approval of S-1076, Special Use Permit request for
Boston Chicken Restaurant, to change the zoning from LI (Light Industrial) to LI.
S . U. P. , located near the southeast corner of MacArthur Boulevard and Beltline Road,
at the request of Winklemann & Associates, Inc.
Planning Director Gary Sieb introduced the item to the Commission, stating that staff s
concern is that the building plan doesn't show the required parking on-site. There is a
provision to the Ordinance that allows the applicant to go to the Board of Adjustment to
ask for some relief to this parking situation. The applicant has its case scheduled to go
before the Board of Adjustment in January. Staff recommends denial until the Board of
Adjustment has heard the case.
Dane Ridenour, Architect for Boston Chicken, 6500 Greenville Avenue, Suite 307,
Dallas, TX., was present to represent this item before the Commission and answer any
questions.
Vice Chairman Meador opened the public hearing and asked for persons wishing to speak
in favor of the request. There were none.
Vice Chairman Meador then asked for persons wishing to speak in opposition to the
request. There were none.
The public hearing was declared closed.
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Commissioner Redford made a motion that S-1076 for Boston Chicken be approved
subject to a variance approval by the Board of Adjustment for the on-site parking
conditions. Commissioner Hildebrand seconded the motion. Motion failed (2-4) with
Commissioners Redford and Hildebrand voting to approve the S.U.P. with the stated
condition, and Commissioners Alexander, Wheeler, Thompson and Meador voting to
oppose.
Commissioner Thompson made a motion to deny the S.U.P. Commissioner Wheeler
seconded the motion. Motion carried (4-2) with Commissioners Alexander, Wheeler,
Thompson and Meador voting for denial and Commissioners Redford and Hildebrand
voting against denial.
14. PUBLIC HEARING: To consider approval of PD -131, Cambridge Manor Estates, to
change the zoning from A (Agricultural) to P.D. SF -12 (Planned Development Single
Family 12), located along the north side of DeForest Road, 1,600 feet east of MacArthur
Boulevard, at the request of Beamer Development Company.
WITHDRAWN AT THE REQUEST OF THE APPLICANT
15: PUBLIC HEARING: To consider approval of PD -131, Cambridge Manor Estates, to
change the zoning from A (Agricultural) to P.D. SF -12 (Planned Development Single
Family 12), located along the north side of DeForest Road, 1,600 feet east of MacArthur
Boulevard, at the request of Beamer Development Company.
WITHDRAWN AT THE REQUEST OF THE APPLICANT
16. To consider approval of Riverchase Club Ap ments, Preliminary Plat, located along the
west side of MacArthur Boulevard at Riverchase Drive, at the request of Nathan D.
Maier Consulting Engineers, Inc.
Planning Director Gary Sieb introduced the item to the Commission, stating that 280
units are being proposed for this site of 13.8 acres. He reminded the Commission that
this is a platting issue, not a zoning issue. Staff feels that the submitted plan could be
approved, subject to at least the five conditions listed in the staff report. The traffic
concern has been brought up by the community, at large, and Mr. Sieb stated that a
traffic study has not been conducted. He urged the Commission to listen to the
community concerns.
David Brown, Regional Director for C.E.D. Construction, was present to represent this
item before the Commission and answer any questions. He indicated that they will
comply with all stated staff concerns. He said that he will make the time to meet
personally with homeowners tonight to explain the tax credit program and answer any
questions about this development. He can be reached locally at (817) 540-6231. He also
asked for rebuttal time, if necessary.
Bill Dahlstrom, Attorney, 1700 Pacific Avenue, was also present.
Even though this is not a Public Hearing, Vice Chairman Meador opened the meeting to
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those present who would like to make their concerns known. He asked for those who
support this development to come forward. There were none.
Vice Chairman Meador then asked for persons wishing to speak in opposition to the
request. Those persons speaking were:
John Mulvey, 1309 Coral Drive in Riverchase Estates
Harley Staber, 752 Blue Jay Lane, Northlake Woodlands
Susie Thompson, 742 Bethel School Road
Pat Moriarity, 156 Meadow Glen Circle, Meadow Glen Homeowners Association
Dave Montgomery, 1313 Coral Drive, Riverchase Estates
Patrick Keenan, 412 Wellington (he asked 30+ people to stand and be
recognized)
Ivan Laughler, 1319 Westchester Drive
Doug Noss, 425 Dillard Lane
Jim Simmons, 269 MacArthur
Jim May, 845 Blue Jay
Beverly Montgomery, 1313 Coral Drive
Sam Athens, 819 Mallard Drive
Barbara Davidson, 790 Pelican Lane
Zack Dammoran, family physician in Coppeff
Commissioner Redford moved to deny, without prejudice, the preliminary plat.
Commission Thompson seconded the motion. The motion was carried (6-0) with
Commissioners Alexander, Wheeler, Thompson, Meador, Redford and Hildebrand voting
in favor of denial.
Commissioner Redford then amended his motion to deny to include that the applicant
would provide, along with his resubmission of the preliminary plat, a comprehensive
traffic study that would include items, such as deceleration lane requirements, the number
of ingress and egress points, the over-all traffic volume, further development of open
space, particularly in regard to children's areas, plus the five staff conditions.
Commissioner Thompson seconded the motion. The motion carried (6-0) with
Commissioners Alexander, Wheeler, Thompson, Meador, Redford and Hildebrand voting
in favor.
17. To consider approval of Riverchase Plaza, Preliminary, Plat, located along the northeast
corner of Beltline Road and MacArthur Boulevard, at the request of Riverchase Plaza,
Ltd.
Planning Director Gary Sieb introduced the item to the Commission, stating that there
was some concern as to traffic circulation. A revised plan of the plat was circulated and
with these revisions, staff recommends approval of the preliminary plat.
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Eugene Middleton, Winklemann and Associates, 12800 Hillcrest Road, Suite 200, Dallas,
Tx., 75230, was present to represent this item before the Commission and answer any
questions. Don Penny, self-employed transportation engineer, was also present to answer
questions. Fehmi Karaham, 5501 LBJ Freeway, Dallas, TX, owner, also was present
to answer Commission questions regarding the site.
Commissioner Redford made a motion to approved Riverchase Plaza Preliminary Plat,
subject to conditions as stated. Commissioner Wheeler seconded the motion. Motion
carried (6-0) with Commissioners Alexander, Wheeler, Thompson, Meador, Redford and
Hildebrand. None opposed.
18. To consider approval of Northlake Woodlands East No 10 Final Plat (Resubmittal),
located along the east side of MacArthur Boulevard and north of Bethel School Road, at
the request of Tipton Engineering, Inc.
WITHDRAWN AT THE REQUEST OF THE APPLICANT
19. To consider approval of North Lake Woodlands Block 1 Lots 5-10. Final Plat, located
along the east side of Rolling Hills Road, south of Bethel School Road, at the request of
NLW Engineering.
Planning Director Gary Sieb introduced the item to the Commission, stating that staff
recommends approval of the Final Plat, subject to the 7 conditions listed on the staff
report.
Bob Wright, Needham, Wright, Laskey Engineers, 10290 Monroe Road, Dallas, TX, was
present to represent this item before the Commission and answer any questions.
Commissioner Redford made a motion to approve NorthLake Woodlands, Block 1, Lots
5-10, Final Plat, subject to conditions as stated. Commissioner Thompson seconded the
motion. Motion carried (6-0) with Commissioners Alexander, Wheeler, Thompson,
Meador, Redford and Hildebrand. None opposed.
20. To consider approval of Riverside Church of Christ, Final Plat, located along the
northwest corner of Beltline Road and North Lake Drive (east of Denton Tap Road), at
the request of John E. Hawkins & Associates, Inc.
Planning Director Gary Sieb introduced the item to the Commission, stating that staff
recommends approval.
John Belt, John C. Hawkins & Associates, Inc., 1600 Redbud Boulevard, Suite 207,
McKinney, TX, 75069, and Mr. David Ivy with Urban Architecture, were present to
represent this item before the Commission and answer any questions.
Commissioner Alexander made a motion to approval the final plat for Riverside Church
of Christ. Commissioner Wheeler seconded the motion. Motion carried (6-0) with
Commissioners Alexander, Wheeler, Thompson, Meador, Redford and Hildebrand voting
in favor. None opposed.
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21. To consider approval of Park 'N Fly Addition, Preliminary Plat, located at the northeast
corner of Royal Lane and Cotton Road, at the request of Nathan D. Maier Consulting
Engineers, Inc.
Planning Director Gary Sieb introduced the item to the Commission, stating that the plat
was denied in July based on the problem of not complying with the subdivision
regulations, namely that they abide by guideline which states that parking lots shall
contain at least 10 percent landscaping. The Plat only provides 4.58 percent landscaping.
The applicant needs to go before the Board of Adjustment and petition the Board to grant
a variance to the 10 percent rule. Once that is completed, they can come back before
the Planning Commission and ask to have the case reconsidered. Because this case was
considered once before and because the applicant received some conflicting advice, staff
recommends that the Plat be denied and that the Commission instruct staff to bring it
back at the February 17th P&Z meeting, after it has been heard by the Board of
Adjustment, so that the applicant will not be required to pay another filing fee, etc.
Bill Dahlstrom, 1700 Pacific Avenue, Dallas, TX, was present to represent this item
before the Commission and answer any questions.
Commissioner Redford made a motion to deny the Park 'N Fly Addition, Preliminary
Plat, and instructed staff that they work with the applicant to resubmit to the Planning
and Zoning Commission the preliminary plat request at its February 17th meeting, after
a variance to the landscaping requirements has been considered by the Board of
Adjustment. Commissioner Thompson seconded the motion. Motion carried (6-0) with
Commissioners Alexander, Wheeler, Thompson, Meador, Redford and Hildebrand voting
in favor of denial. None opposed.
22. PUBLIC HEARING: Review of parking requirements relating to restaurants,
churches and schools and possible zoning text amendment.
Planning Director Gary Sieb introduced the item to the Commission, stating that at the
November 18th Planning and Zoning Commission Meeting, the Commission elected not
to have staff look into changing the parking requirements for churches and schools but
asked staff to do further study on parking requirements for restaurants. Staff, therefore,
recommends that the restaurant parking requirement be amended from one (1) parking
space per 100 square feet to one -and -a -half (1 1/2) parking spaces per 100 feet.
Vice Chairman Meador opened the public hearing and asked for persons wishing to speak
in favor of the request. There were none.
Vice Chairman Meador then asked for persons wishing to speak in opposition to the
request. There were none.
The public hearing was declared closed.
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Commissioner Redford made a motion to approve the amendment to Section 31-6, item
number 28 of the Parking Standards, changing the parking requirement from one (1)
parking space for each one hundred (100) square feet of floor area to one and one-half
(1 1/2) parking spaces for each one hundred (100) gross square feet of floor area.
Commissioner Thompson second the motion. Motion carried (6-0) with Commissioners
Alexander, Wheeler, Thompson, Meador, Redford and Hildebrand voting in favor of
approval. None opposed.
23. PUBLIC HEARING: Review of height regulations in MF zoning districts and possible
zoning text amendment.
Planning Director Gary Sieb introduced the item to the Commission, stating that at the
November 18th Planning and Commission Meeting, staff was directed to review the
height limits in Multi -Family areas, particularly Multi -Family 2 districts, and recommend
to the Commission at its December meeting possible alterations to the regulations. The
MF -1 regulation of 35 foot height limit, not to exceed two stories, is currently in effect.
The MF -2 currently states 45 feet nor more than three stories in height. Staff has
reviewed other cities height restrictions, including Dallas, and they limit building height
to 35 or 36 feet. Staff recommends that the MF -2 district should read that it be
compatible with adjacent development and that it be reduced to 35 foot height limit, not
to exceed two stories.
Vice Chairman Meador opened the public hearing and asked for persons wishing to speak
in favor of the request. There were none.
Vice Chairman Meador then asked for persons wishing to speak in opposition to the
request. The following people spoke in opposition to this recommendation:
Jamie Cornelius, representing the Jim Sowell Company, landowner in Coppell
Jerry Ragsdale, Republic Property Group, 8441 Hill Lane, Dallas, TX
The public hearing was declared closed.
Commissioner Redford made a motion to approve amending section 19 MF -2 regulations
as submitted. Commissioner Wheeler seconded the motion. Motion carried (4-2) with
Commissioners Wheeler, Meador, Redford and Hildebrand voting to approve the
amendment and Commissioners Alexander and Thompson voting against the amendment.
24. Review of potential down zoning areas throughout the city.
Planning Director Gary Sieb introduced the item to the Commission, stating that staff
was directed, after the November Planning Commission Meeting, to bring back in
December potential rezoning sites that the Comprehensive Planning Subcommittee has
examined. There are 17 items to be considered.
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After discussion, it was suggested that the Commission meet -- perhaps informally -- with
a large map of the areas in question in order to get a better understanding of what will
go into rezoning some or all of the sites. The Commission can then decide which
property rezoning will be heard at public hearings and which will not.
25. General discussion concerning platting and zoning issues.
Commissioner Thompson suggested that perhaps signs should be used on all cases
brought before the Commission so that the general public could have another media for
knowing what is going on in Coppell.
The meeting was adjourned at 12:15 a.m.
Marsha Tunnell, Chairman
ATTEST:
H. Jahbda, Administrative Secretary
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