BM 1989-11-16 PZMinutes of November 16, 1989
PLANNING AND ZONING COMMISSION
The Planning and Zoning Commission of the City of Coppell met in
pre -session at 6:00 p.m. and in regular session at 7:30 p.m., on Thursday,
November 16, 1989, in the Coppell Town Center, 255 Parkway Boulevard,
Coppell, Texas 75019. The following members were present:
Chairman Joe Munsch
Commissioner Robert Green
Commissioner Melvin Gross
Commissioner George Redford
Commissioner Robert Scott
Commissioner Marsha Tunnels
Commissioner Peyton Weaver
Also present were Director of Planning and Community Services Gary L.
Sieb, P&Z Coordinator Taryon Bowman, Civil Engineer Shohre Daneshmand and
Administrative Secretary Linda Glidewell.
Chairman Munsch called the meeting to order and everyone was asked to
stand while he gave the invocation.
At this time Chairman Munsch introduced the City's new Director of
Planning and Community Services, Gary L. Sieb, and welcomed him to the
City.
Item 6: Approval of Minutes of October 19, 1989
Commissioner Weaver moved to approve the minutes of October 19,
1989, with a correction to Item #9, to show that he voted
against that item. Commissioner Scott seconded the motion;
motion carried (7-0) with Chairman Munsch and Commissioners
Green, Gross, Redford, Scott, Tunnell and Weaver voting in favor
of the motion.
Item 7: Briefing and presentation regarding the proposed interchange and
ramping design in Coppell along the State Highway 121 Freeway,
conducted by Kimley-Horn and Associates, Inc., on behalf of the
City of Coppel l .
Civil Engineer Shohre Daneshmand gave a brief introduction of
this item, and stated that on October 10, 1989, the City Council
approved the Consultants recommendation revisions to the State
Highway Departments proposed interchange and ramping along State
Highway 121. She also stated that the Highway Department has
been pressing the City to receive this information. Ms.
Daneshmand then introduced Mr. Roy Wilshire of Kimley-Horn and
Associates, Inc.
ko
Minutes of November 16, 1989
Planning & Zoning Commission
Page 2
Mr. Wilshire gave a brief presentation regarding the proposed
interchange and ramping design in Coppell along the State
Highway 121 Freeway. (There was no action required of the
Commission on this item).
PUBLIC HEARINGS
Item 8: Consider a zoning change request, Case #ZC-525, from (SF -12)
Single Family -12, to (SF -7) Single Family -7, located
approximately 550 feet south of the southwest corner of Parkway
Boulevard and Lodge Road, at the request of Gateway U.S.A.
P&Z Coordinator Taryon Bowman introduced the item to the
Commission. Ms. Bowman stated that all property owners within
240 feet of this request had been notified, and fifteen notices
were returned in opposition to the request. There were no
notices returned in favor of the request. She further stated
that Lodge Road is in need of improvement, and that the
construction of Lodge Road in front of this property will be the
responsibility of the developer. She stated that the developer
has also agreed to make surface improvements to the portion of
Lodge Road that is not adjacent to their property. Ms. Bowman
stated that staff feels this zoning change request is premature
at this time, and that the developer has not submitted a site
plan. She further stated that staff recommends denial of this
zoning change.
Mr. Ron Fraze of Gateway U.S.A., was present to represent this
item before the Commission. Mr. Fraze stated that he had
brought a site plan with him. He stated that this site was
previously used as a commercial nursery, and has been vacant for
the last two years. Mr. Fraze stated that they had done a
market study, and feel this type of plan is what the market
shows as the current need. Mr. Fraze also stated that they will
work with the City and residents to save as many trees as
possible.
Chairman Munsch then opened the public hearing and asked for
persons wishing to speak in opposition to this request. Those
persons speaking were:
Mike Clayville 331 Alex
Jim Dippold 249 Alex
Bob Gamboa 363 Alex
He then asked for person wishing to speak in favor of the
request. Those persons speaking were:
Mr. Allen 224 Samuel
Monte Freeman 317 Lodge Road
Minutes of November 16, 1989
Planning & Zoning Commission
Page 3
The public hearing was then declared closed.
The Commissioners were concerned with the issue of saving as
many trees as possible. Mr. Fraze stated that they would do
everything possible to do this. The question was raised that
perhaps this would work better as a (PD) Planned Development.
The Commissioners were also concerned with the improvements to
Lodge Road. Mr. Fraze stated that they intend to pave the other
one-half of Lodge Road, and make the improvements as stated by
staff earlier. Other concerns of the Commission included the
fact that this property is one of the last undeveloped (SF -12)
zoned areas left in the City, and that the developer needs to
listen to the surrounding property owners, as well as the
continued issue of saving the natural trees in this area.
Following discussion Commissioner Gross moved to deny Case
#ZC-525 without prejudice. Commissioner Redford seconded the
motion; motion carried (7-0) with Chairman Munsch and
Commissioners Green, Gross, Redford, Scott, Tunnell and Weaver
voting in favor of the motion.
P ATTING
Item 9: Consider the abandonment of the final plat previously filed
with Dallas County, and acceptance and approval of a corrected
final plat for the Shadowridge Estates Addition, 4th Increment,
located at the northwest corner of Plantation Drive and Bethel
School Road.
P&Z Coordinator Taryon Bowman introduced the item to the
Commission. Ms. Bowman stated that the previously filed plat
was approved by the City Council on September 8, 1989; however,
the Engineering Company later determined that the grades were
too steep along the north side of the property between the
proposed subdivision and the existing subdivision to the north.
To alleviate the problem of building a retaining wall along the
north, the applicant increased the width of the platted alley
from a required minimum of 15 feet to 20 feet. The Development
Review Committee (DRC) has reviewed the corrected plat, and
their only concern is with the maintenance of the grassy areas
along the north side of the alley. She further stated that if
the developer is willing to address that issue, then staff would
have no objection to the approval of the corrected plat.
Minutes of November 16, 1989
Planning & Zoning Commission
Page 4
Mr. Steve Stolte of Centex Development was present to represent
this item before the Commission. Mr. Stolte stated that another
major reason for the corrected plat is that a GTE line runs
along this property, and would have to be relocated if this
corrected plat were not approved.
Following discussion Commissioner Redford moved to abandon the
previously filed plat, and to approve the corrected plat with
the condition that a note is placed on the plat that the home
owner is responsible for mowing the grass on the other side of
the allay. Commissioner Scott seconded the motion; motion
carried (7-0) with Chairman Munsch and Commissioners Green,
Gross, Redford, Scott, Tunnell and Weaver voting in favor of the
motion.
Item 10: Consider the abandonment of a final plat for Gateway Park at
Coppell Addition, and the approval of an amended plat re -named
Park West Commerce Center, located at the southwest corner of
Beltline Road and Southwestern Boulevard, at the request of
Prentis-Copley.
P&Z Coordinator Taryon Bowman stated that they have asked the
applicant to come in with a transportation plan before
considering this plat. Therefore, the item is technically
removed from the agenda; however, the Commission should
officially deny the plat due to the 30 day rule.
Following discussion Commissioner Scott moved to deny the
preliminary plat and to abandon the final plat for Park West
Addition. Commissioner Tunnell seconded the motion; motion
carried (7-0) with Chairman Munsch and Commissioners Green,
Gross, Redford, Scott, Tunnell and Weaver voting in favor of the
motion.
Item 11: Consider a preliminary plat for the Park Place Addition, located
near the northeast corner of Heartz Road and Sandy Lake Road, at
the request of Univest Development Company.
Gary L. Sieb, Director of Planning and Community Services,
introduced the item to the Commission. Mr. Sieb stated that
this plat was unanimously denied by the Planning and Zoning
Commission without prejudice 'on October 19, 1989, for the
following four reasons:
Minutes of November 16, 1989
Planning & Zoning Commission
Page 5
1.) Access to abutting property north and east of this
tract;
2.) Compatibility of this plat with adjacent potential
development;
3.) Concern of several Commissioners regarding the
density on the property; and
4.) Variances and significance of those variances.
Mr. Sieb further stated that the applicant has brought this plat
forward with no variances, at his request, and a total of 90
lots. The applicant plans to go before the Board of Adjustments
to request those variances previously listed on the plat. In
answer to questions by the Commission, Mr Sieb stated that the
Board of Adjustments may grant the variances for reasons of
hardship, based on the following three conditions:
1.) Request for variance can not be self imposed;
2.) Can not be considered for financial reasons alone;
3.) Must be some sort of unique condition which makes that
variance applicable. (For example, a topographic
problem, or desire to preserve some historic
structure).
The Commission recessed for a short five minute break at this time.
Mr. Mike Allen of Univest Development Company was present to
represent this item before the Commission. Mr. Allen stated
that this property is within the (TC) Town Center zoning
classification, which is a cumulative zoning and; therefore, he
feels would allow any residential zoning. Mr. Allen also
presented a slide show with examples of the types of lots and
homes they would have in this subdivision.
It was suggested by the Commission that perhaps a (PD) Planned
Development would work better in this location. Some of the
Commissioners were also concerned that the density is too great;
and that this will be a precedent setting case. It was also
brought up that this property is surrounded by (SF -12) and;
therefore, (SF -9) may not be completely compatible.
Following discussion Commissioner Gross moved to approve the
preliminary plat for Park Place Addition with the following
conditions: that one lot be deleted in the area of Block E. Lots
2-8, and deleting one lot in the area of Block F, Lots 1-6, and
including that the adjacent homeowners area next to lot E-1 be
shown as part of lot one, so that the owner of that lot would
have the responsibility to maintain it. Chairman Munsch
seconded the motion; motion failed (2-5) with Chairman Munsch
Minutes of November 16, 1989
Planning & Zoning Commission
Page 6
and Commissioner Gross voting in favor of the motion, and
Commissioners Green, Redford, Scott, Tunnell and Weaver voting
against the motion.
Commissioner Redford then moved to deny the preliminary plat for
Park Place Addition. Commissioner Tunnell seconded the motion;
motion carried (4-3) with Commissioners Redford, Scott, Tunnell
and Weaver voting in favor of the motion, and Chairman Munsch
and Commissioners Green and Gross voting against the motion.
Item 12: Consider a preliminary plat for the Oak Bend Addition, located
near the southeast corner of Thweatt Road and State Road, at the
request of Mr. Jerry Lacy.
P&Z Coordinator Taryon Bowman introduced the item to the
Commission. Ms. Bowman stated that the zoning change for this
case was recommended for denial by the Planning and Zoning
Commission; however, it was then approved by the City Council.
Ms. Bowman stated that staff would request the Commission to
require the applicant to place the stipulations cited by Council
on this plat. Those stipulations are as follows:
1.) The minimum house size to be 1600 square feet;
2.) Any buildings constructed in the Light Industrial area
located at the northwest corner of this property be
restricted to 35 feet in height.
3.) That the three lanes of State Road be constructed in
its entirety.
4.) That along State Road a masonry fence be constructed
to be used as a buffer between this property and the
property to the west of it.
5.) That a notice of noise potential from airport over
flights be issued to all purchasers of lots within
this development.
6.) That the developer pay their pro -rata share for
improvements to Thweatt Road.
Ms. Bowman then stated that staff is concerned with the masonry
wall along State Road that Council is requiring. The applicant
has also requested that they not be required to establish a
Homeowners Maintenance Agreement. Staff feels that variance
should be denied, as they feel the maintenance agreement is
necessary for the wall to be built.
Minutes of November 16, 1989
Planning & Zoning Commission
Page 7
Planning Director Gary Sieb then stated that the airport
officials have requested that before this plat is approved, they
would like to request a note be placed on the plat regarding
potential noise problems, and that appropriate building
standards be followed so that interior noise levels would be low
enough to make the houses desirable for purchase. He further
stated that these recommendations came from the Planning
Department of DFW Airport.
At this time the Commission questioned Mr. Sieb as to whether or
not the Planning and Zoning Commission has the authority to call
a public hearing to determine proper zoning on a particular
property. Mr. Sieb stated that the Commission does have the
authority to call such a public hearing if they so desire.
Nathan Maier of Nathan Maier Engineers was present to represent
this item before the Commission. Mr. Maier stated that he was
representing the owner of the property, Mr. Jerry Lacy. He also
stated that the zoning change for this case was denied by
Planning and Zoning; however, the owner requested they carry
that case forward to City Council. They looked at the property
and felt that it was completely unsuited for Light Industrial,
and better suited for Residential. Mr. Maier then stated that
they feel a Homeowners Maintenance Agreement would not work in
this area, as some of the homeowners would have to walk all the
way around the wail to maintain the area they would be
responsible for.
Taryon Bowman then stated that the Streetscape Plan considers
this area along Thweatt Road as a primary image zone and;
therefore, the developer may be required to install a solid
masonry wall along Thweatt Road. She also stated that this will
have to be further clarified by the Parks Department.
The Commission felt that the potential of airport noise was
still a problem and needed to be considered in this platting
issue. It was the consensus of the Commission that a
representative from the airport should be invited to attend a
meeting and offer their comments on this issue at a future
meeting, and then consider the plat after that time. Mr. Maier
stated that he would have no objection to this.
Following discussion Commissioner Weaver moved to deny the
preliminary plat for Oak Bend Addition. Commissioner Scott
seconded the motion; motion carried (4-3) with Chairman Munsch
and Commissioners Scott, Tunnell and Weaver voting in favor of
the motion, and Commissioners Green, Gross and Redford voting
against the motion.
Minutes of November 16, 1989
Planning & Zoning Commission
Page 8
DISgUSSION
Item 13: General discussion concerning platting and zoning issues.
a) Consideration of rescheduling the December 21, 1989
Planning and Zoning Commission Meeting.
It was the consensus of the Commission that the December
21, 1989, Planning and Zoning Commission meeting be held as
scheduled.
Chairman Munsch then moved to authorize a public hearing to
determine the proper zoning for the property located at the
southeast corner of Thweatt Road and State Road, known as
the Oak Bend Addition. Commissioner Scott seconded the
motion; motion carried (6-1) with Chairman Munsch and
Commissioners Green, Redford, Scott, Tunnell and Weaver
voting in favor of the motion, and Commissioner Gross
voting against the motion.
The meeting was then adjourned.
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Linda G1 , SECRETARY
PZ111689.MIN