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BP 2013-02-21 PZNOTICE OF PUBLIC HEARING & AGENDA PLANNING & ZONING COMMISSION February 21, 2013 COMMISSIONERS: Edmund Haas, Chairman Charles Sangerhausen, Vice Chairman Craig Pritzlaff Doug Robinson Ed Darling Glenn Portman Justin Goodale MEETING TIME AND PLACE: Pre -Session 6:00 p.m. I" Floor Conference Room (Open to the Public) Regular Session 6:30 p.m. Council Chambers (Open to the Public) Notice is hereby given that the Planning & Zoning Commission of the City of Coppell, Texas will meet in pre -session at 6:00 p.m. and in regular session at 6:30 p.m. on Thursday, February 21, 2013, to be held at Town Center, 255 Parkway Boulevard, Coppell, Texas. As authorized by Section 551.071(2) of the Texas Government Code, this meeting may be convened into closed Executive Session for the purpose of seeking confidential legal advice from the City Attorney on any agenda item listed herein. The purpose of the meeting is to consider the following items: ITEM # ITEM DESCRIPTION PRE -SESSION: (Open to the Public) 1. Briefing on the Agenda. REGULAR SESSION: (Open to the Public) 2. Call to Order. 3. Consider approval of the minutes for January 17, 2013. 4. CONTINUED PUBLIC HEARING: Consider approval of Case No. PD -221R8 -HC, Duke Lesley Addition (Two Hotels & Convention Center), a zoning change request from PD -221R2 -HC (Planned Development -221 -Revision 2 -Highway Commercial) to PD -221R8 -HC (Planned Development -221 -Revision 8 -Highway Commercial), to attach a Detail Site Plan on 5.0 acres to allow the development of two (2) hotels and a convention center to be located on the east side of Point West Boulevard, approximately 225 feet north of IH 635, at the request of Zenosh, LLC, being represented by Jim Dewey, JDJR Engineers & Associates. THIS CASE WILL BE RECOMMENDED TO BE CONTINUED TO THE MARCH COMMISSION MEETING AT THE REQUEST OF THE APPLICANT. STAFF REP.: Gary Sieb ag022113 Page 1 of 4 ITEM # ITEM DESCRIPTION 5. PUBLIC HEARING: Consider approval of Case No. ZC-624, Southwestern Industrial Addition, Lot 1, a zoning change request from C (Commercial) to LI (Light Industrial), to be consistent with the zoning on the abutting properties on 0.9 acres of property located at the northeast corner of Southwestern Boulevard and South Coppell Road (440 Southwestern Blvd.), at the request of SRKAD, being represented by Greg Frnka, GPF Architects, LLC. STAFF REP.: Matt Steer 6. PUBLIC HEARING: Consider approval of Case No. PD -133R5 -SF -7, Magnolia North Addition, a zoning change request from PD -133 -HC (Planned Development -133 -Highway Commercial) to PD -133R5 -SF -7 (Planned Development -133 -Revision 5 -Single Family -7), to allow the development of 28 single-family lots and three (3) common area lots on 5.41 acres of property located along the south side of S.H. 121, approximately 260 feet west of North Denton Tap Road and to amend the Land Use Map of the Coppell 2030 Comprehensive Master Plan from "Freeway Special District' to "Urban Residential Neighborhood", at the request of AMBE Hospitality Group, represented by Tommy Cansler, Timberland Creels Companies, Inc. STAFF REP.: Gary Sieb 7. Consider approval of the Magnolia North Addition, Preliminary Plat, a preliminary plat to subdivide 5.41 acres of property to permit the development of 28 single-family lots and three (3) common area lots on land located along the south side of S.H. 121, approximately 260 feet west of North Denton Tap Road, at the request of AMBE Hospitality Group, represented by Tommy Cansler, Timberland Creels Companies, Inc. STAFF REP.: Gary Sieb 8. PUBLIC HEARING: Consider approval of Case No. PD -255R -SF, Westhaven, a zoning change request from PD -255 -SF (Planned Development 255 -Single Family) to PD -255R -SF (Planned Development 255 -Revised -Single Family), to reduce the rear yard setback from 50 feet from SH 121 R.O.W. to 45 feet on I I lots containing 1.6 acres of property located south of S.H. 121, approximately 2,460 feet west of Magnolia Park, at the request of Standard Pacific Homes, being represented by Mark Harris, Kimley-Horn & Associates, Inc. STAFF REP.: Marcie Diamond 9. PUBLIC HEARING: Consider approval of a text amendment to ARTICLE 30 - "S OR SUP", SPECIAL USE PERMITS, Section 12-30-16(3), New restaurant in a lease space building with an existing Special Use Permit foi- a restaurant, to eliminate the requirement for Administrative Approval of an SUP for a new restaurant occupant. STAFF REP.: Marcie Diamond 10. PUBLIC HEARING: Consider approval of a text amendment to ARTICLE 27 - "PD" PLANNED DEVELOPMENT DISTRICT, Section 12, to revise various provisions, including granting the Director of Planning approval authority to approve Detail Plans, after DRC review, if compliance with the Concept Plan. STAFF REP.: Marcie Diamond ag022113 Page 2 of 4 ITEM # ITEM DESCRIPTION 11. PUBLIC HEARING: Consider approval of a text amendment to ARTICLE 39 - BUILDING SITE CREATION AND SITE PLAN REVIEW, Section 12-39-2, Review of site plans, to allow the Planning & Zoning Commission to be the final authority on site plans. STAFF REP.: Marcie Diamond 12. Update on Council action for planning agenda items on February 12, 2013: A. An Ordinance amending the Code Of Ordinances of the City Of Coppell, repealing Article 9-26, "Oil & Gas Drilling & Production," in its entirety and replacing with a new Article 9-26, "Oil & Gas Drilling & Production," regulating the drilling and production of oil and gas wells. B. An Ordinance for Case No. PD -171R4 -HC, GTE Shared Services Addition (Wisenbaker), a zoning change from PD -171R3 -HC to PD -171R4 -HC, to attach a Detail Site Plan for a 67,000 -square -foot office/showroom/warehouse building on 6.6 acres of property located at the northeast corner of Canyon Drive and S.H. 121. C. An Ordinance for Case No. PD -200R4 -SF -7, Petterson Addition, a zoning change from PD -200R2 -SF -12 to PD -200R4 -SF -7, to allow the development of seven (7) single-family lots and two (2) common area lots on 2.27 acres of property located along the north side of West Sandy Lake Road, approximately 130 feet west of Summer Place Drive. D. An Ordinance for Case No. PD -259 -SF -7/9, Blackberry Farm, a zoning change from SF -12 to PD -259 -SF -7/9, to permit the development of 82 single-family lots and five (5) common area lots on 54.8 acres of land located on the north side of Sandy Lake Road, approximately 750 feet northeast of Starleaf Road. E. An Ordinance for Case No. PD -260-R, Trinity River Kayak Company, a zoning change from R to PD -260-R, to attach a Detail Site Plan on 1.5 acres of property to allow a convenience store and canoe, kayak, paddleboard storage, rentals and sales to be located at 1601 E. Sandy Lake Road. F. Westhaven PH 1, Final Plat, a final plat to permit the development of 143 residential lots and 26 common area lots on 59.9 acres of property located south of S.H. 121, approximately 1,600 feet west of Magnolia Park. G. Case No. PD -210R -SF -9, Kaye Street, a zoning change request from PD-210-SF- 9/(CH), to PD -210R -SF -9, to allow a home with stucco constriction to be located at 413 Kaye Street. H. Case No. PD -250R8 -H, Old Town Addition (Main Street), a zoning change request from PD -250-H, to PD -250R8 -H, to revise the existing Conceptual Planned Development Ordinance, including Section 4, to provide for Administrative Review and Approval of Detail Plans when in general conformance with the Concept Plan and conditions, on approximately 10.4 acres located south of Bethel Road, north of Burns Road between Hammond and South Coppell Roads. L An Ordinance for Case No. PD -240R4 -HC, North Gateway Plaza, (Emmis Emergency Hospital), a zoning change from PD -240 -HC to PD -240R4 -HC, to amend the Concept Plan and to attach a Detail Site Plan on 6.13 acres to allow the development of a two-story hospital/medical/office building with a 19,929 - square -foot hospital and a 18,986 -square -foot medical office to be located on the north side of SH 121, approximately 270 feet west of Denton Tap Road. ag022113 Page 3 of 4 ITEM # ITEM DESCRIPTION 13. Director's Comments. REMINDER: Joint Work Session with the City Council and the Economic Development Committee, will be on Wednesday, larch 0, 2013, at 6:00 p.m. at the Fife, ,SIation -3 Training Room, located at 133 Parkway Blvd., Coppell, Texas. Please bring topics for discussion. DISCUSSION ITEM: Planning & Zoning Commission Procedures ADJOURNMENT CERTIFICATE I certify that the above Notice of Meeting was posted on the bulletin board at the City Hall of the City of Coppell, Texas on this 15th day of February, 2013 at Juanita A. Miles Planning Secretary PUBLIC NOTICE STATEMENT FOR ADA COMPLIANCE The City of Coppell acknowledges its responsibility to comply with the Americans with Disabilities Act of 1990. Thus, in order to assist individuals with disabilities who require special services (i.e., sign interpretative services, alternative audio/visual devices, and amanuenses) for participation in or access to the City of Coppell sponsored public programs, services and/or meetings, the City requests that individuals make requests for these services forty-eight (48) hours ahead of the scheduled program, service and/or meeting. To make arrangements, contact Vivyon V. Bowman, ADA Coordinator or other designated officials at (972) 462-0022, or (TDD 1 -800 -RELAY, TX, 1-800-735-2989). ag022113 Page 4 of 4 MINUTES OF JANUARY 17, 2013 The Planning and Zoning Commission of the City of Coppell met in Pre -session at 6:00 p.m., and in Regular session at 6:30 p.m., on January 17, 2013, in the Council Chambers of Coppell Town Center, 255 Parkway Boulevard, Coppell, Texas. The following Commissioners were present: COMMISSIONERS: Edmund Haas — Chairman Craig Pritzlaff Charles Sangerhausen Doug Robinson Ed Darling Glenn Portman Justin Goodale Also present were Director of Planning, Gary Sieb; Assistant Director of Planning, Marcie Diamond; City Planner, Matt Steer and Secretary, Juanita Miles. The purpose of the meeting is to consider the following items: ITEM # ITEM DESCRIPTION PRE -SESSION: (Open to the Public) 1. Briefing on the Agenda. The Planning Commission was briefed on each posted agenda item in the Workshop Session. No vote was taken on any item discussed. REGULAR SESSION: (Open to the Public) 2. Call to Order & Welcome New Commissioners. Chairman Haas called the meeting to order and welcomed the two new Commissioners, Ed Darling and Doug Robinson to the Planning Commission. 3. Nomination and Election of Chairman and Vice Chairman. Commissioner Pritzlaff made a motion to nominate and elect Commissioner Haas as Chairman, Commissioner Portman seconded; motion carried (7-0), with Commissioners Goodale, Pritzlaff, Robinson, Haas, Darling, Portman and Sangerhausen voting in favor. None opposed. Chairman Haas made a motion to nominate and elect Commissioner Sangerhausen as Vice Chairman, Commissioner Goodale seconded; motion carried (7-0), with Commissioners Goodale, Pritzlaff, Robinson, Haas, Darling, Portman and Sangerhausen voting in favor. None opposed. N LINO11713 Page 1 of 6 ITEM # ITEM DESCRIPTION 4. Consider approval of the minutes for December 20, 2012. Commissioner Portman made a motion to approve the minutes for December 20, 2012, as written. Commissioner Pritzlaff seconded; motion carried (7-0), with Commissioners Goodale, Pritzlaff, Robinson, Haas, Darling, Portman and Sangerhausen voting in favor. None opposed. 5. CONTINUED PUBLIC HEARING: Consider approval of Case No. PD -221R8 -HC, Duke Lesley Addition (Two Hotels & Conference Center), a zoning change request from PD -221R2 -HC (Planned Development -221 -Revision 2 -Highway Commercial) to PD -221R8 -HC (Planned Development -221 -Revision 8 -Highway Commercial), to attach a Detail Site Plan on 5.0 acres to allow the development of two (2) hotels and a conference center to be located on the east side of Point West Boulevard, approximately 225 feet north of IH 635, at the request of Zenosh, LLC, being represented by Jim Dewey, JDJR Engineers & Associates. Presentation Chairman Haas continued the Public Hearing, asking for people who wanted to speak either in favor or opposition or wanted to comment on this request to come forward. No one spoke. Action: Chairman Haas then made a motion to continue the public hearing to the February 21, 2013, meeting for Case No. PD -221R8 -HC, Duke Lesley Addition (Two Hotels & Conference Center), per staff's recommendation, at the request of the applicant. Commissioner Portman seconded; motion carried (7-0), with Commissioners Goodale, Pritzlaff, Robinson, Haas, Darling, Portman and Sangerhausen voting in favor. None opposed. 6. Consider approval of a six-month extension to the expiration date for the Rid2ecrest Estates, Final Plat, to allow 26 single-family lots and two (2) common area lots on 6.69 acres of property located at the northeast corner of East Sandy Lake Road and Lodge Street. STAFF REP.: Marcie Diamond Presentation: Assistant Director of Planning, Marcie Diamond reviewed the history of this case with the Commission and stated that staff is recommending approval of a six-month extension to the expiration date. Action: Commissioner Portman made a motion to approve a six-month extension to the expiration date for the Ridgecrest Estates, Final Plat. Commissioner Pritzlaff seconded; motion carried (7-0), with Commissioners Goodale, Pritzlaff, Robinson, Haas, 1\LINO 11713 Page 2 of 6 ITEM # ITEM DESCRIPTION Darling, Portman and Sangerhausen voting in favor. None opposed. The new expiration date is August 18, 2013. 7. PUBLIC HEARING: Consider approval of Case No. PD -210R -SF -9, Kaye Street, a zoning change request from PD-210-SF-9/(CH) (Planned Development -210 -Single Family-9/Called Hearing), to PD -210R -SF -9 (Planned Development -210 Revised -Single Family -9), to allow a home with stucco construction to be located at 413 Kaye Street, at the request of Justin and Rebekka Laird, being represented by Rob Wetli, Structures Design Build Texas. STAFF REP.: Marcie Diamond Presentation: Assistant Director of Planning, Marcie Diamond reviewed the history and introduced this case to the Commission with exhibits and elevations. She mentioned 27 notices were mailed to property owners within 200 feet of this request; one returned in favor and none returned in opposition. She stated that staff is recommending approval with conditions which she read into the record. Rob Wetli, Strictures Design Build Texas, 309 Fanning Drive, Hurst, Texas, was present to represent this case, to address questions and stated agreement with staff's recommendations with the exception of condition 43. He noted that a solid fence will be erected which would block the view of the side of the home from the street. Public Hearing: Chairman Haas opened the Public Hearing, asking for people who wanted to speak either in favor or opposition or wanted to comment on this request to come forward. No one spoke. Chairman Haas closed the public hearing. Action: Commissioner Pritzlaff made a motion to approve Case No. PD -210R -SF -9, Kaye Street, a zoning change request from PD-210-SF-9/(CH) (Planned Development -210 - Single Family-9/Called Hearing), to PD -210R -SF -9 (Planned Development -210 Revised - Single Family -9), subject to the following conditions (with modifications to condition #3): 1. No substantial neighborhood opposition. 2. Tree removal permit being required prior to the removal of any trees. 3. Continuation of the 24 -inch stone accent band along the side facades unless a solid fence is constricted and maintained which screens the view of the sides of the home from the street. 4. Submission of a color board. 1\LINO 11713 Page 3 of 6 ITEM # ITEM DESCRIPTION Vice Chairman Sangerhausen seconded; motion carried (7-0), with Commissioners Goodale, Pritzlaff, Robinson, Haas, Darling, Portman and Sangerhausen voting in favor. None opposed. 8. Consider approval of the Westhaven PH 1, Final Plat, being a final plat to permit the development of 143 residential lots and 26 common area lots on 59.9 acres of property located south of S.H. 121, approximately 1,600 feet west of Magnolia Park, at the request of Standard Pacific Homes, being represented by Mark Harris, Kimley-Horn & Associates, Inc. STAFF REP.: Marcie Diamond Presentation Assistant Director of Planning, Marcie Diamond reviewed the history and introduced this case to the Commission with exhibits. She stated that staff is recommending approval with conditions which she read into the record. Mark Harris, Kimley-Horn & Associates, 5750 Genesis Court, Suite 200, Frisco, Texas, was present to represent this case, to address questions and stated agreement with staff's recommendations. Action: Commissioner Pritzlaff made a motion to approve the Westhaven PH 1, Final Plat, subject to the following conditions: 1. There may be additional engineering comments upon further review. 2. Submission of exhibits to attach to no -parking ordinance. Commissioner Portman seconded; motion carried (7-0), with Commissioners Goodale, Pritzlaff, Robinson, Haas, Darling, Portman and Sangerhausen voting in favor. None opposed. 9. PUBLIC HEARING: Consider approval of PD -250R8 -H, Old Town Addition (Main Street), a zoning change request from PD -250-H (Planned Development -250 -Historic), to PD -250R8 - H (Planned Development -250 Revision 8 -Historic), to revise the existing Conceptual Planned Development Ordinance, including Section 4, to provide for Administrative Review and Approval of Detail Plans when in general conformance with the Concept Plan and conditions, on approximately 10.4 acres located south of Bethel Road, north of Burns Road between Hammond and South Coppell Roads, at the request of the City of Coppell. STAFF REP.: Matt Steer Presentation: City Planner, Matt Steer reviewed the history and introduced this case to the Commission. He mentioned 18 notices were mailed to property owners within 200 feet N LINO11713 Page 4 of 6 ITEM # ITEM DESCRIPTION of this request; none returned in favor and none returned in opposition. He stated that staff is recommending approval with no conditions. Greg Yancey, Main Street Coppell LTD, 215 S. Denton Tap Road, Coppell, Texas, was present to represent this case, to address questions and stated agreement with staff's recommendations. Mr. Yancey also updated the Planning Commission with the ongoing constriction and estimated times of completions of the various projects in Old Town Coppell. Public Hearing: Chairman Haas opened the Public Hearing, asking for people who wanted to speak either in favor or opposition or wanted to comment on this request to come forward. No one spoke. Chairman Haas closed the public hearing. Action: Commissioner Goodale made a motion to approve Case No. PD -250R8 -H, Old Town Addition (Main Street), a zoning change request from PD -250-H (Planned Development -250 -Historic), to PD -250R8 -H (Planned Development -250 Revision 8 - Historic), with no conditions. Vice Chairman Sangerhausen seconded; motion carried (7- 0), with Commissioners Goodale, Pritzlaff, Robinson, Haas, Darling, Portman and Sangerhausen voting in favor. None opposed. 10. Update on Council action for planning agenda items on January 8, 2013: A. Barnes at Riverview Addition, Lots 1R1 & 1R2, Block A, Replat, a replat of Lot 1, Block A, of the Barnes at Riverview Addition to subdivide one acre of property into two lots to allow for separate ownership, located at the southeast corner of Sandy Lake Road and Riverview Drive. B. The Villas of Southwestern, Final Plat, a final plat to subdivide 3.87 acres of property for the development of seven (7) single-family lots and two (2) common area lots on land located north of Southwestern Boulevard, approximately 1,060 feet west of Howell Street. C. Case No. PD -240R4 -HC, North Gateway Plaza (Emerus Emergency Hospital), a zoning change request from PD -240 -HC (Planned Development - 240 -Highway Commercial) to PD -240R4 -HC (Planned Development -240 Revision 4 -Highway Commercial), to amend the Concept Plan and to attach a Detail Site Plan on 6.13 acres to allow the development of a two-story hospital/medical/office building with a 19,929 -square -foot hospital and a 18,986 -square -foot medical office located on the north side of SH 121, approximately 270 feet west of Denton Tap Road. D. Case No. PD -259 -SF -7/9, Blackberry Farm, a zoning change request from SF -12 to PD -259 -SF -7/9, for the development of 82 single-family lots and five (5) common area lots on 54.8 acres of land located on the north side of Sandy Lake Road, approximately 750 feet northeast of Starleaf Road. 1\LINO 11713 Page 5 of 6 ITEM # ITEM DESCRIPTION E. Blackberry Farm, Preliminary Plat, a preliminary plat to subdivide 54.8 acres of property to permit the development of 82 single-family lots and five (5) common area lots, located on the north side of Sandy Lake Road, approximately 750 feet northeast of Starleaf Road. F. Case No. PD -260-R, Trinity River Kayak Company, a zoning change request from R to PD -260-R, to attach a Detail Site Plan on 1.5 acres of property to allow a convenience store and canoe, kayak, paddleboard storage, rentals and sales to be located at 1601 E. Sandy Lake Road. G. Trinity River Kayak Addition, Lot 1, Block A, Minor Plat, to create a building site and establish necessary easements for a convenience store and canoe, kayak, paddleboard storage, rentals and sales to be located at 1601 E. Sandy Lake Road. During the Pre -Session, Director of Planning, Gary Sieb advised the Commission of Council's actions on January 8, 2013 and stated that Council approved all of the above - stated items. 11. Director's Comments: Policies and Procedures of the Planning Commission. Mr. Sieb reviewed the following procedural topics which were discussed in detail during Pre -Session: • Exhibits and/or presentations to be submitted to the Planning Department by the Tuesday before the Planning Commission meeting. • Specific number of speakers and time limit for the public hearings, etc. Finally, Mr. Sieb welcomed Commissioner Robinson and Commissioner Darling and stated the meeting date for the combined Planning Commission, Economic Development Committee and the City Council has been tentatively scheduled for March 6, 2013, in the Fire Station 43 Training room. He will have more details in the future. ADJOURNMENT With nothing further to discuss, the meeting adjourned at approximately 7:28 p.m. Edmund Haas, Chairman Juanita A. Miles, Secretary 1\LINO 11713 Page 6 of 6 one U F F, F 'S 1 ;v 8 February, 2013 City of Coppell Planning and Development Department 255 Parkway Coppell, TX 75019 Attn: Mr. Gary L. Sieb, A.I C.P Director of Planning Ph (972) 462.0022 Re; PD -221 R8 -HC, Duke Lesley Addition (Two Hotels & Conference Center) Duke Lesley Addition, Lots 2R1 & 2R2, Block C, Replat Dear Mr Sieb; This letter is to officially request a continuance for the two above listed cases, so they may be held under advisement until the March 21st Planning and Zoning Committee meeting. This will allow time to make adjustments to respond to comments from prior Planning and Zoning Committee meeting. Respectfully Submitted, Gary Murphree, AIA Architect One Group Design, LP Cc; Mr. Suhas Naik Mr. Ajay Kothari Mr. Jim Dewey, Jr. CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT CASE NO.: ZC-624, Southwestern Industrial Addition, Lot 1 P&Z HEARING DATE: C.C. HEARING DATE: STAFF REP.: LOCATION: SIZE OF AREA: CURRENT ZONING: REQUEST: APPLICANT: HISTORY: February 21, 2013 March 26, 2013 Matt Steer, City Planner 440 Southwestern Blvd. 0.9 acres of property C (Commercial) A zoning change to LI (Light Industrial), to be consistent with the zoning on the abutting properties. Owner: Aj ay Kadyan 148 Bricknell Dr. Coppell, Texas 75019 262-573-5937 aajay lid anL&hotunail.com Architect: Greg Frnka 721 Dove Circle, Suite 101 Coppell, Texas 75019 972-824-7966 nka L&,gpfarchitects.com This property was built in 1958 as a residence. It is currently being renovated for an office user. TRANSPORTATION: Southwestern Boulevard is currently designated on the Thoroughfare Plan as a four -lane undivided thoroughfare. It is built to standard within a 90 - foot right-of-way. South Coppell Road is designated as a 2 -lane undivided collector and is built to standard within 90 -foot right-of-way. SURROUNDING LAND USE & ZONING: North — DART ROW; PD- 108R8 -H East — Office; Light Industrial West — Fire Administration Office; Light Industrial South — Vacant — Light Industrial COMPREHENSIVE PLAN: Coppell 2030, A Comprehensive Master Plan, depicts this property as suitable for industrial special district. ITEM -5 Page 1 of 2 DISCUSSION: This property is currently zoned Commercial (C) which differs from the surrounding Light Industrial (LI) zoned properties. Adopted in March 2011, The Coppell 2030 Comprehensive Master Plan designated this lot as Industrial Special District. This is defined as an area that will provide for employment and light industrial activities typically dependent upon good transportation access to highways, rail lines, and/or airports. The acceptable uses outlined include medium to large scale office/warehousing, light manufacturing, wholesale storage and distribution, showrooms, research and development, technology centers, and ancillary retail, service and restaurant uses that serve the employees within the district. Although currently the building is being renovated by an investor to lease for office space, the owner simply wants to change the base zoning to be more compatible with the surrounding zoning for future potential land congregation and redevelopment. All and all, an LI district is more in-line with the Comprehensive Plan than the existing zoning is, and staff is supportive of the change. RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION: Staff is recommending APPROVAL of the zoning change to Light Industrial, subject to the correct right-of-way boundaries of the property being shown on the plan. ALTERNATIVES: I . Recommend approval of the request 2. Recommend disapproval of the request 3. Recommend modification of the request 4. Take under advisement for reconsideration at a later date ATTACHMENTS: 1. Site Plan/Zoning Exhibit ITEM =5 Page 2 of 2 ,9£661 M „80 ,0 00 S ryaoq}aS ,O1 - � z cD o z — z s c� o cn o z x a� o ° w o o z �IDgpS .09 pDgjaS OE U-) ,00861 3 .Ob ,6b Oq N P��d addo3°S Q o J `IladdoO 6 L09 Soxal © a rs 'CA -18 Nd31S3MHinos OVV p NO1.LVO11ddd 9NINOZ3H V e NOWGOV ividis (INI Nb31S3MH1f1OS l loi ,9£661 M „80 ,0 00 S ryaoq}aS ,O1 - � z cD o z — z s c� o cn o z x a� o ° w o o z �IDgpS .09 pDgjaS OE U-) ,00861 3 .Ob ,6b Oq N P��d addo3°S Q o J CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT CASE NO.: PD -133R5 -SF -7, Magnolia North Addition P&Z HEARING DATE: February 21, 2013 C.C. HEARING DATE: March 26, 2013 STAFF REP.: Gary L. Sieb, Director of Planning LOCATION: South side of S.H. 121, approximately 260 feet west of North Denton Tap Road SIZE OF AREA: 5.41 acres of property CURRENT ZONING: PD -133 -HC (Planned Development -133 -Highway Commercial) REQUEST: A zoning change to PD -133R5 -SF -7 (Planned Development -133 -Revision 5 -Single Family -7), to allow the development of 28 single-family lots and three (3) common area lots and to amend the Land Use Map of the Coppell 2030 Comprehensive Master Plan from "Freeway Special District' to "Urban Residential Neighborhood". APPLICANT: TCCI Land Dev., Inc. OWNER: AMBE Hospitality Group Tommy N. Cansler Amit Patel 3930 Glade Road 2750 Hillview Drive Suite 108-322 Lewisville, TX. 75067 Colleyville, TX. 76034 (469) 688-8224 Email: 11 ltcci t att.net HISTORY: There has been no recent development activity on the subject tract, although a Planned Development (PD -133) was approved for residential and retail development in 1994. The residential portion (Magnolia Park) has been completed, and the first phase of the retail including the strip ITEM = 6 Page 1 of 3 center that faces Denton Tap and the bank at the corner of Denton Tap and 121 were constricted some time ago. TRANSPORTATION: Denton Tap Road is a P6D, six- lane divided thoroughfare in a 120 -foot right- of -way. S. H. 121 is a freeway with one way access roads in 450 feet of right-of-way. SURROUNDING LAND USE & ZONING: North: S. H. 121; HC, Highway Commercial South: Magnolia Park residential development; PD -133R -SF -9 single family detached neighborhood East: bank building; PD -133R3 -HC; planned development for commercial use West: Magnolia Park residential; PD -133R -SF -9 single family residences COMPREHENSIVE PLAN: Coppell 2030, A Comprehensive Master Plan, shows this property being developed as "Freeway Special District' which suggests commercial/retail development. DISCUSSION: This request cannot be supported by staff as it runs counter to a number of sound planning principles. First, it ignores the land use outlined in the Comprehensive Plan which states Freeway Special District as the appropriate land use. Second, it attempts to increase density by providing a sub -standard right-of-way of 30 feet for a 28 -lot residential subdivision. Although we were supportive of this reduction in two other developments submitted by this same developer, it should be remembered that those subdivisions were already zoned residential (and had been for several years), they were seven to eight lot projects, and were surrounded by residential development. Third, it does not respect the density of the surrounding residential community, being almost twice the existing density. Fourth, lot sizes are substandard, are 2/-1 the size of the adjacent community and call for reduced side, rear and front yard setbacks. Fifth, the presence of the S. H. 121 service road does not lend itself to residential development. Sixth, when the property to the east of this parcel was developed, an access road was stubbed into this property to accommodate anticipated compatible uses which were envisioned to be office, retail, commercial, as outlined in the Master Plan. Seven, the closest Magnolia Park residence to the west is 50 feet inside lots 1-11 and 28, making the proposed lots unbuildable if comparable setbacks from S. H. 121 are recognized. Finally, the presence of a one-way service road has not discouraged development of the same roadway on the north side of S. H. ITEM = 6 Page 2 of 3 121, nor to the east of this property. This is just the wrong use at the wrong location. Staff strongly recommends denial of this request. RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION: Staff is recommending DENIAL of this case for the numerous reasons stated above. It is the wrong land use, it is too dense, it has inadequate lot size, it does not provide enough buffer from S. H. 121, it does not recognize the existing access points from the east, it ignores the Comprehensive Master Plan. ALTERNATIVES: 1. Recommend approval of the request 2. Recommend disapproval of the request 3. Recommend modification of the request 4. Take under advisement for reconsideration at a later date ATTACHMENTS: 1. Proposed PD Conditions 2. Zoning Exhibit and Site Plan 3. Landscape Plan (Sheets L-1 and L- 2) 4. Screening Wall and Fence Details ITEM = 6 Page 3 of 3 Propose PD Conditions — Magnolia Park North Addition (2013-02-12) A 5.414 acre tract — Located on Highway 121 North bound service road, south of Denton Tap Present Zoning — Commercial Propose Zoning — PD—SF-7 Propose Use Regulations Any use permitted in SF -7 with the following modifications: Area Regulations Dwellings - All dwellings shall be detached. Front Yard — Minimum 15 feet *Side Yard - Minimum 5 feet Rear Yard - Minimum 15 feet Lot Area — Minimum 5,700 square feet Average Lot Area for Entire Site — Minimum 6,400 square feet *Minimum Lot Width — 60 feet Minimum Lot Depth — 100 feet Minimum Dwelling Size — 2,000 square feet, exclusive of garages, breezeways and porches. *Maximum Lot Coverage - 60 percent of the total lot area may be covered by the combined area of the main buildings and accessory buildings. Maximum Height of Structure — 35 feet Parking/Driveway Regulations: Two enclosed parking spaces shall be provided behind the front yard setback line. Type of Exterior Construction: At least 80 percent of the exterior walls of the first floor of all structures shall be of masonry construction exclusive of doors, windows, and the area above the top plate line. Each story above the first floor of a straight wall structure shall be at least 80 percent masonry exclusive of doors, windows, and the area above the top plate line. Tree Retribution: A tree removal permit shall be required prior to the removal of any trees. Homeowners Association: The homeowners association shall maintain all Common Lots and perimeter fences. Lots 1 X - 3X and perimeter fences shall be maintained by the Homeowners Association. Homeowners Association documents shall be submitted, reviewed and approved to the City in accordance with the Code of Ordinances. Subdivision Regulation: Property shall be platted in accordance with the Subdivision Ordinance, except as amended herein. The property shall be developed and used in accordance with the SF -7 development standards under the Coppell Zoning Ordinance, except as amended in the special conditions as indicated on the Zoning Exhibit/Site Plan, Landscaping Plan / Tree Survey, and Wall Details. Lots 12 - 28 will have option of an alley access. Homes on Lots 12 - 28 shall have a choice of front or rear entry. If rear entry, two additional parking spaces shall be provided on the lot on the street (fire lane) side. Rear access garage to be 20 foot set back Front access garage to be 22 foot set back Street is public, build as shown in the detail on preliminary engineering plans. r reL G'�qI EMMIR D - WGIA-aaaV HFIL' r TIQ IRI(bH1OVDU a cz cc a ao�g - x 3p wig - _wS Swam - Qo� oo�oo �o oa x - _ -- a�m w3HEU - s�-og o33�a =o�sso$ <, I< - _ -05�- oF=o cw cz a3 Sv - - 3w 3pw iwzpa - ~ - aim $o - AQooa �wiw LL�< Ave ��affp V 7z3GtffF QGia$o zmw� UQrc LL.o m _rcc rs�arc r -33°>w go��Qn Q E °V 2 g � d m ry cz cc a ao�g - x 3p wig - _wS Swam - Qo� oo�oo �o oa x - _ -- a�m w3HEU - s�-og o33�a =o�sso$ <, I< - _ -05�- oF=o cw cz a3 Sv - - 3w 3pw iwzpa - ~ - aim $o - AQooa �wiw LL�< Ave ��affp V 7z3GtffF QGia$o zmw� UQrc LL.o m _rcc rs�arc r -33°>w £I-LL-Im SVX31 -1-191MOO T lZl AVMHrJIH _ o lie�� ' >IHVcA VI�ONJdW J - o �M o mJ Nm o o az�wYmo� � ' o z o z w � E r o>mma� JO Doo o zryoJm axe rm o^po 0 m po w mmyac�o�� z oo�w�z� w� w� Oada�r��N r�3z Nim ow � zw N zzoxJ v om��a zom wa -o zo Smmm wxo> 3 Qx Jia a zo 0 z w z �w ��wrmmmm�ar z��acSia waz mzvm � mac' ��z w �N�QQaoNQ�Q w waz o zQo�Fo ww - zzwd�w��dw� zz� d J��wa�aQzo��mxJ � �w owz�w wa�o� azawa�mQ� 1, a�o�W o<�o��oo "Jwo"Jo xoz�ax �xroNoGGNr aoo�oo Jlm00000e000 K 44 s 0 Z LU LU / m ' n b Q a 0` m `o Z / LU z r Cl1 LLI LLI �'^ ' /p / � / � / Z ➢l 0 0 p o p 61 W a r n Z ym s 9 E00g) LLI Ax on 4� ffi° Q O ti 0 �z g o Q a a�ah e sallorva3 s - gge £I-LL-Im C-4 7i1'd11019w� AvnnHOiH �� ,� lie' Tadd dnoNJdw J ° o z =o i� A= o�a oQ2z 'UO �yl W Q V w p W QW Z �Z z Qz = w =vo a Fa r- 71, — z ° 3 tll _ 111 I h 1 LLl mow �a zap oa�= I I °o uw O I Z O zQz am mF� 11I ] , MIZN I ( II ,7-- w w 1 4 Q O I I Wj Ni�W o_oN o� im ?�o I ISN I J zz3 `uaa� a oma � a - v''' ` rcrc Nib mw W w wQ F„ o � wie anru �Q 6 0 �W z 1 sallorva3 s / J ug —� 1,2 „� oe - e5�� w N w&�gV2 aN PH a - 7� � o — II ® a < � a a ..0-.b ..9-. pdx °O IIIIVIII VIII III III ISI III III III III 3 W Q VIII 9 -- w VII 22 IIIIIIIIIIIIIII llllllll IIIIIIIIIIIIIIIIIII Z lull IIII Vlll l ZO Q IIIIIIIIIIIIIIIIIII O - O �wL O O Q Q' III w III III llllllll llllllll llllllll llilllll lull � llllllll llllllll llllllll llllllll llllllll llllllll llllllll _ lull lull w „Ol-,l „b-,Z ,OI-,l _ �L I, CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT Magnolia North Addition, Preliminary Plat P&Z HEARING DATE: C.C. HEARING DATE: STAFF REP.: LOCATION: SIZE OF AREA: CURRENT ZONING: REQUEST: APPLICANT: February 21, 2013 March 26, 2013 Gary L. Sieb, Director of Planning South side of S.H. 121, approximately 260 feet west of N. Denton Tap Road 5.41 acres of property PD -133 -HC (Planned Development -133 -Highway Commercial) A preliminary plat to subdivide 5.41 acres of property to permit the development of 28 single-family lots and three (3) common area lots. TCCI Land Dev., Inc. Tommy N. Cansler 3930 Glade Road Suite 108-322 Colleyville, TX. 76034 (469) 688-8224 Email: 11 ltcci &att.net OWNER: AMBE Hospitality Group Amit Patel 2750 Hillview Drive Lewisville, TX. 75067 ENGINEER: T. Tabor Consulting PLLC 1301 E. Debbie Lane Suite 102-152 Mansfield, TX. 76063 (972) 896-6989 Email: ttabor t�ttc-pllc.com ITEM = 7 Page 1 of 2 HISTORY: There has been no recent subdivision activity on the parcel. It has been vacant for a number of years. Residential development for property south and west of this tract was undertaken in 1994, and resulted in the Magnolia Park subdivision. TRANSPORTATION: Denton Tap Road is a P6D, six -lane divided thoroughfare in a 120 -foot right-of-way. S. H. 121 is a freeway with one-way access roads in 450 feet of right-of-way. SURROUNDING LAND USE & ZONING North: State Highway 121; HC, Highway Commercial South: Magnolia Park residential development; PD -133R -SF -9, single family detached neighborhood East: Bank building; PD -133R3 -HC; planned development for commercial use West: Magnolia Park residential; PD -133 -R -SF -9, single family residences COMPREHENSIVE PLAN: Coppell 2030, A Comprehensive Master Plan, shows this property being developed as "Freeway Special District:" which recommends it be used for commercial/retail development. DISCUSSION: This is the companion case to the zoning request just heard. Because of the strong staff recommendation for denial on the related case, we cannot support this request for the same eight reasons we gave for our earlier recommendation. We recommend denial of the request. RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION: Staff is recommending DENIAL of this subdivision request for the same reason stated in the zoning case ALTERNATIVES: 1. Recommend approval of the request 2. Recommend disapproval of the request 3. Recommend modification of the request ATTACHMENTS: 1. Preliminary Plat Document ITEM = 7 Page 2 of 2 r reL G'�qI EMMIR D - H SIA-aaaV HFIL' r TIQIRIGM-1 1 VDU oa �� bow3 �`� Ir M,t0,Z0.SZ5 I �3_ I mmz n III - Zaszs I� „I 4 - Szs III I � I I ro �& fl gI .rvo.zaus a oszo _ _ o 0 ka _ E o � N I „III � I m Ili 'C III �L S.ts-(9,01 I III ZDswi I II T I 2 V 0� li o o i a 8�Zz ,wzcI V I19 �� szN _ m o o f o I a, g� �ra.or or x III Il - w w o m I p _ -# a - - lis- LL a� s - H m aE U _ - € €e s _ � I - o of E of zoo III 16 � Iso :3 - :3 Is � v-Ev t vEv t 0-1 m.m,zaszs n e Ig Ip v E < z �u �� z mxoo I < Y Y - ut _mt mxo - Biu ca i s,ra,znszx \ - z onoo a�oo LL x LLo-doa a� o zxw - ieoI ,.ozassN ° Y�>�°oma ao LL «<z - __� 0 o�zN am IF' foo wozoo ¢ ¢OZD -x3Q aW�O - za ¢3 c'J 3 - oa 0o x r, o FLL3 - F. - o3�wx"wag=u Po,- ��z<go _ o O o LL ; u o ¢ - NNox 0a - �-LL o�� -N - -2Y - °aq zooo 0,o --o d- 9 ° - 3¢0 LL _o o W � o oa o 'o1 1. o 0 0� o'o.oa- 0 10 10, 0�w zo - i�oa - - o. 000 wo - � �� x LL.03w 05 CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT CASE NO.: PD -255R -SF Westhaven P&Z HEARING DATE: February 21, 2013 C.C. HEARING DATE: March 26, 2013 STAFF REP.: Marcie Diamond, Assistant Director of Planning LOCATION: South of S.H. 121, approximately 2,460 feet west of Magnolia Park SIZE OF AREA: 1.6 acres of property CURRENT ZONING: PD -255 -SF (Planned Development 255 -Single Family) REQUEST: A zoning change to PD -255R -SF (Planned Development 255 -Revised - Single Family) to reduce the rear yard setback from 50 feet from SH 121 R.O.W. to 45 feet, on Lots 1-11, Block J. APPLICANT: Owner: Applicant: Standard Pacific Homes Mark Harris 909 Lake Carolyn Parkway 4940 Kimley-Horn and Associates Irving, Texas 75034 5750 Genesis Court, Suite 200 972-590-2400 Frisco, Texas 75034 972-335-3580 mark. harri sL&k�y-horn. com HISTORY: The subject property was zoned Light Industrial in 1983. In 2003, the designation on the Comprehensive Land Use Plan was changed from Light Industrial/Showroom Uses to Freeway Commercial. As part of the Council's action, this property was also rezoned from Light Industrial to Highway Commercial. On July 10, 2012 Council approved a Planned Development District and a Preliminary Plat to permit 297 single family homes, and 37 common area lots to be in accordance with the 2030 Coppell 2030, A Comprehensive Master Plan, which designates this property as suitable for Urban Residential Neighborhood. On February 12, 2013 City Council approved the Final Plat for Phase 1 of this development which consists of 143 residential lots and 26 common area lots. ITEM = R Page 1 of 3 TRANSPORTATION: State Highway 121 is a Freeway (Principal Arterial) built to standard, within a variable right-of-way. SURROUNDING LAND USE & ZONING: North- S.H. 121 South - PD -255 -SF — Westhaven East - PD -255 -SF — Westhaven West - PD -255 -SF — Westhaven COMPREHENSIVE PLAN: Coppell 2030, A Comprehensive Master Plan, designates this property as suitable for Urban Residential Neighborhood, which is defined as areas to provide "for a wide variety of higher density residential uses (typically greater than four dwelling units per acre) that serve the needs of residents seeking alternatives to low and medium density single-family detached housing". DISCUSSION: This request is to amend the Detail Site Plan to reduce the 50 -foot setback for those lots abutting SH 121 R.O.W. (Lots 1 through 11, Block J) to 45 feet The applicant is requesting that this setback be reduced to accommodate the product planned for these lots. The approved Final Plat designates these eleven lots to be 6,350 square feet (50' x 127'). The typical rear yard setback for this lot size is 20 feet. The additional setback for these lots was originally included to provide additional noise buffer between the proposed homes and the freeway traffic. A Detail Noise Study was performed during the rezoning process and the PD was revised to provide an 8' tall screening wall centered on a 4' tall, 36'wide berm with overstory trees planted 40 feet on -center. With this physical buffer in place, the study concluded that the indoor noise would below Housing and Urban Development's (HUD's) goal for residential interior environment and the exterior noise would be in compliance with Texas Department of Transportation (TxDot) residential Noise Abatement Criteria (NAC). Staff can support this rear yard reduction on these lots given that this does not impact any other property owners, the amount of buffering being offered, and that the freeway is existing when the home is purchased, so the buyer will be aware of its impact. ITEM = R Page 2 of 3 RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION: Staff is recommending APPROVAL of PD -255R -SF to reduce the rear yard setback from 50 feet from SH 121 R.O.W. to 45 feet on Lots 1 through 11, Block J. ALTERNATIVES: 1. Recommend approval of the request 2. Recommend disapproval of the request 3. Recommend modification of the request 4. Take under advisement for reconsideration at a later date ATTACHMENTS: 1. Exhibit ITEM = R Page 3 of 3 I CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT A Text Amendment to amend the Code ofOrdinances Article 30, Section 12-30-16(3) "S or SUP" Special Use Permits P&Z HEARING DATE: Febwary 21, 2013 C.C. HEARING DATE: March 26, 2013 STAFF REP.: Marcie Diamond, Assistant Director of Planning PURPOSE: To eliminate the requirement for Administrative Approval for an SUP for a new restaurant in a lease space which was previously occupied by a restaurant. HISTORY: Originally, all restaurants required Special Use Permits upon initial opening, when the ownership changed, when they expanded and/or when a new restaurant occupied the same lease space as a previous restaurant. In 2007, a text amendment was approved which deleted the requirement for Special Use Permits for new restaurants, unless adjacent to a residential zoning district and/or if it had drive-through facilities. That text amendment also allowed an Administrative Approval of the new restaurant in an existing lease space and/or an expansion of existing restaurants, subject to certain conditions, including submission of an application with attachments and a $250.00 fee. DISCUSSION: While the ordinance as amended in 2007 made the process easier for new restaurants locating in buildings with no residential adjacency or drive through facilities, it had the unintended consequence of adding an expense and approval process, albeit administrative, when there was already a SUP on the property. As written, when a new restaurant intended to occupy a lease space which was formally used as a restaurant, which already had an SUP, they were required to submit an application, with site, floor, and sign plan and a $250 fee to the Planning Department for administrative approval. In other words, being an onerous process. ITEM = 9 Page 1 of 2 The purpose of this text amendment is to allow new restaurants to locate in a lease space which has previously been used as a restaurant, without a separate application and fee to the Planning Department, however they will still be required to submit all required applications and fees to assure compliance with all sign, building and health codes. The text amendment is proposed to read as follows: ARTICLE 30. "S OR SUP", SPECIAL USE PERMITS, Sec. 12-30-16 (3) Neir restaurant in a lease Space building irith an existing Special Uve Permit f )/- a restaurant. In the event that another restaurant occupies the same building/lease space aiid....a new or revised special use permit is not required; although all building permit conditions must be in compliance. c'04 je i iG4i Ike* i,i IIer 0) d::bill iss:on of ail appl:rat:o::..-::ss0MpH::ied 1ig.....flIeAl!)p)F0pWiRtO J00 44 Gdtl k �tlti$ a'tl d (ik"e p lall flie 1.V4an,ised....pp00F..-pjafF! .., r tl pka 17 Wulls op;. op e,l:.It4ofl aflct,OF ofliel: p0t44- eiit 4i44iiatio�i tE) t1le... j!dA ffl1iH1; dej!)A1481�014 44 l u n�.4.c-'Y.. (44( .... p'kit apipi44eas It is Oil s�o�llp44aflee "Y441 all oflie+ aIpip4ie aWe.. eod0....04" loV gti!�FelliEI t s 01� speeial...eofldit.iotl s 01 the speeial..:use pV:"�� lit 4�dry�� ti�iuell...p�pellli..�� e- (FFtl) .... ie (IFFe' toF "41 update, flee sp�,iu:^6° 1a tise piu:"'::_ lit 4W to Fell et the tl�d�� .FestatAF-114 (4 .( .... 4410....dil�eetol� �,V4 .. issue a1 40tt0�F 04" Ap)piFE)YH4 ',Y. 4i eo�ld4t4ofls 0F 1� 1 the ...e,e0lt 04 a1 delia4, OF 60�1(1440fls flint aFe e0litested...b the A p)Hl 440 lle: lFifl# p Foeu: ss �,V 4 4)0...FV:^quil=0d "x°411 p a la 0lit o4.„ipp i,oj fate 4V."e; (.( Ofle4:" f4i0....fle: 06eupiFu:s the f4i0buil�dFtl1,, 0�14'6a4 01- Ws dV:"ti tl V."V. rbkl44 1*0 tldt-A Elie p4afly I II" d0p ai,tllle�lt....a1�1 011'F ° 1a 0op y 04°.. Ile eef4f 1ieat°0 RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION: Staff is recommending APPROVAL of this text amendment which eliminates the SUP for a new restaurant in a lease space which was previously occupied by a restaurant. ALTERNATIVES: 1. Recommend approval of the request 2. Recommend disapproval of the request 3. Recommend modification of the request 4. Take under advisement for reconsideration at a later date ITEM = 9 Page 2 of 2 CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT A Text Amendment to amend the Code ofOrdinances Article 27, Section 12 "PD Planned Development District" P&Z HEARING DATE: February 21, 2013 C.C. HEARING DATE: March 26, 2013 STAFF REP.: Marcie Diamond, Assistant Director of Planning PURPOSE: The purpose of this text amendment is to allow the Administrative Approval of Detail Site Plans, when in accordance with the provisions and regulations as approved in the Conceptual Planned Development District. Other minor revisions/clarifications to this section are also included and discussed below. HISTORY: On February 12, 1991 Council approved major revisions to the Zoning Ordinance which is basically the code which is in effect today. The PD regulations were amended in 2000 to authorize the Board of Adjustment to grant variances in residential PD's relating to the placement of fences. Currently, deviations from written PD conditions and/or approved site plans, landscape plans and elevations are required to be approved through the same process as when established which requires P&Z and Council approval. Some minor variances qualify for administrative approval by the Planning Director. DISCUSSION: Similar to what was recently approved for the Old Town (Main Street) Planned Development District (PD), the purpose of this text amendment is to allow the administrative approval of a Detail Site Plan, when in accordance with the provisions and regulations as approved in the Conceptual Planned Development District. Item =10 Page 1 of 10 The establishment of a Conceptual Planned District is a rezoning event, being established through two notified Public Hearings one by the Planning and Zoning Commission and one by Council. Property owners and the general public are notified of a proposed rezoning via a mailed written notice, sign on the property, notice in the newspaper as well as posted on the city's website. Conceptual Planned Development Districts outline what is anticipated for the development of the property and are specified in written conditions including proposed uses, area regulations (setbacks/building sizes), parking regulations, and as illustrated on various exhibits, including concept site plans and elevations, designs for landscaping/screening, etc. Under this scenario, a Detail Site Plan submittal (including site plan, landscape plan, tree survey and mitigation plan, elevations and signage) will be reviewed by the Development Review Committee (DRC) for compliance with the Concept Plan as well as other applicable ordinances. The DRC which consists of representatives from each city development departments (Building Inspections, Engineering, Fire, Parks and Planning) will provide written comments and recommendations. After the DRC determines the compliance with all applicable regulations and ordinances, the Planning Director will have the authority to sign -off on the proposal. If the proposal is not in conformance with the Conceptual PD, then the applicant will have two options: (1) to revise the Detail Site Plan to conform with the Conceptual PD, or (2) to revise the Conceptual PD. If the second option is pursued, it will require the same public hearing process as originally established the PD. A Conceptual Planned Development is not required for all developments. The applicant has the option to submit a Detail Planned Development District Plan instead of a Conceptual Plan with an initial submittal. Other amendments to this section include the establishment of a Developer Advisory Committee (DAC) which is essentially a pre -pre development meeting to provide technical assistance to an applicant in the early stage of their due diligence. This DAC is open to all development proposals, irrespective of whether a rezoning is required or not. There are also some house -keeping items such as deletion of specific residential standards and retail that are no longer applicable and/or specified in other sections of the Zoning Ordinance. RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION: Staff is recommending APPROVAL of these text amendments which provide for Administrative Approval of a Detail Planned Development Site Plans, when in accordance with the regulations as approved in the Conceptual Planned Development District, and other minor revisions/clarifications to this section. Item =10 Page 2 of 10 ALTERNATIVES: 1. Recommend approval of the request 2. Recommend disapproval of the request 3. Recommend modification of the request 4. Take under advisement for reconsideration at a later date Item =10 Page 3 of 10 Article 27, Section 12 "PD Planned Development District" Sec. 12-27-0.- General purpose and description. The planned development district "PD" prefix is intended to provide for combining and mixing of uses allowed in various districts with appropriate regulations, and to permit growth flexibility in the use and design of land and buildings in situations where modification of special provisions of this chapter is not contrary to its intent and purpose or significantly inconsistent with the planning on which it is based and will not be harmful to the neighborhood. A PD district may be used to permit new and innovative concepts in land utilization. While great flexibility is given to provide special restrictions which will allow development not otherwise permitted, procedures are established herein to ensure against misuse of the increased flexibility. Sec. 12-274. ,- Permitted uses. Any non use shall be permitted if such use is specified in the chapter granting a planned development district. The size, location, appearance, and method of operation may be specified to the extent necessary to insure compliance with the purpose of this chapter. In "iciet" Idled Fu:"tiroFdeflt[tl I� J:)k filed 4.lOYE,40p)1110141: a1...111FuIivaluull 01,05 JieFeeflt ol, the skill i11eet OF V.Neeed SIi'__7 CIe"ua,.elOk )u14°w�"� fl stafldaFds ]1eJou:".l, e: It 0�1" the �i)FOk )ei4:Y tli"it tluA"w CIV:"mate 1` 0� 1 til' 7 de,01e�)I11e: It st,'IfldaI�ds sklul J9e Fdefl lied Oil....t�le, 1:)k flet" lik., E)l the CkAila'itiEmsr .. Ilio se, staf daft ds skill i��li kucluas.. tl11FtlIiilliuiil sed "iel<'sz ilV: isity F A+),; uind uiiiy..-otlle ....-iuide: Fl ItAs d'V':"e: Ile 1)y the l luiiiiiin,,, mild a O; Iifl'a..;r. 60HIMI.' SFE)II Mid 64Y eoti! leil 4]le 5 E)1 411 V:"'ikA ahFdel b.N t�lt-A � � l�k tltli tlIliflFtl11iutll F)iOOIt yafid r,Jekiek 20, R, V:"a i- ya d s.e t l i ui e QS.... 20, Side .:., aiM Hiedbaek,...,_ n,.", aNiinCitlii MaNiinCitlii The board of adjustment shall have no authority in PD zoning districts to grant variances, except it shall have jurisdiction in a residential PD zoning district to grant variances relative to the placement of fences. Pre -application conference. Prior to the filing of a planned development application, the applicant tiukA is encouraged to consult with the ie' F:Fe��,V 600111114tee DeveloMnent Item =10 Page 4 of 10 Advisory Committee (DAC) to discuss concerns relating to the ultimate land use of the proposed development, the suitability of the location of the proposed development, the arrangement of streets, alley and lots, and the layout of utility lines aniong, other items. GoW4 elial as A determination if ther�oposed land uses are in accordance with the C'o1nj)rehen,vh,e Platt �e the u e4.4 Wici....Hst? (31�: the p41646sed 1)Wiuiu. d 11itist be eka.�.ged lLeiii the will be made by the Pplanning Ddirector or designee prior to the submittal of a planned development application. Development requirements: 1. Development requirements for each separate PD district shall be set forth in the Ordinance granting the PD district and may include, but not be limited to; uses, density, lot area, lot width, lot depth, yard depths and widths, building height, building elevations, coverage, floor area ratio, parking, access, screening, landscaping, accessory buildings, signs, lighting home owner/property owner associations, and other requirements as the city council and planning and zoning commission may deem appropriate. 2. The Ordinance granting a PD district may include a statement as to the purpose and intent of the PD granted therein and specifv if it is a Conceptual or a Detail Planned Development District. 3. In establishinu a planned development district in accordance with this section the city council shall approve and file as part of the amendin Ordinance appropriate plans and standards for each planned development district. Durinu the review and public hearinU process. the planninu and zoninu commission and city council shall require a ConceptUal Plan and/or a Detail Site Plan. 241f a Conceptual PD, then the Ordinance granting the PD shall also define the Ap roval process for Detail Plans. �5 The planned development district shall conform to all other sections of this chapter unless specifically excluded in the granting ordinance. applications shall state all requested deviations from the standard requirements set forth throughout this chapter and must be indicated in written form and on the face of the zoning exhibit. Sec. 12-27-2. ,- Conceptual plan. lqq eetilAf'd sjIA...HG 41:)F&re MId..Ab� as �4a14 (3143e allielidili"a, („4&ia1i6t- pbiHS...Mid 4•MAHRls �14I1eau ell p6ifi eel...delelepI iitA14. cikfI-.I, w�rluuui" ..tpie F&e.,vu lid i4�4)jie .pieauuu+rw I)F6I;eSS; ��i.e �a�gIII�..q� aw sJIlcl..v �� tl �4 ( effi..ffiHSIOH OW e4N (,.etiL eij .s�jlA 1�f".gL4e H (,H!&ee'1:4Ia�....plalI a..W a Cletail sit Item =10 Page 5 of 10 I . Conceptual plan - This plan shall be submitted by the applicant. The plan shall show the applicant's intent for the use of the land within the proposed planned development district in a graphic manner and as may be required supported by written documentation of proposals and standards for development. (A) A conceptual plan for residential land use shall show general use, thoroughfares and preliminary lot arrangements. For residential development which does not propose platted lots, the conceptual plan shall set forth the size, type and location of buildings and building sites, access, density, building height, fire lanes, screening, parking areas, landscaped areas and other pertinent development data. (B) A conceptual plan for uses other than residential uses shall set forth the land use proposals in a manner to adequately illustrate the type and nature of the proposed development. Data which may be submitted by the applicant, or required by the planning and zoning commission or city council, may include but is not limited to the types of use(s), topography and boundary of PD area, physical features of the site, existing streets, alleys and easements, location of future public facilities, building height and location, parking ratios and other information to adequately describe the proposed development and to provide data for approval which is to be used in drafting the final detail site plan. Once the concept plan has been approved by the I'14anning and &oning Ceommission and the Coity Council: a detail site plan ffitisy .. shall be approved b, flie OW... i ce�iifi# e 6ffi fiH SIO alid flie cit.y eetiied.... in the manner specified in the Ordinance prior to the issuance of a building permit. (C) Changes of detail which do not alter the basic relationship of the proposed development to adjacent property and which do not alter the uses permitted or increase the density, building height or coverage of the site, or which do not decrease the off-street parking ratio or reduce the yards provided at the boundary of the site or does not significantly alter the landscape plans as indicated on the approved conceptual plan may be authorized by the I'Planning Ddirector or designee. 2. Detail site plan - This plan shall set forth the final plans for development of the planned development district and shall conform to the data presented and approved on the conceptual plan if submitted. Approval of the detail site plan shall be the basis for issuance of a building permit. The Item =10 Page 6 of 10 detail site plan may be submitted for the total area of the PD or for any section or part as approved on the conceptual plan. I— A detail site olan may be aooroved by the Director of Planninu after DRC review, if in comoliance with the Conceot Plan. 2) In the event the Planninu Director determines that the Detail Plan is not in accordance with the Concept Pl�nthe applicant shall: (1) revise the Detail Site Plan to conform with the Conceptual Planned Development District, or revise the Conceptual Planned Development District. Revisions to the Conceptual Planned Development District shall require the salve public hearinU process as oriuinally established the PD. ..3 A public hearing for the detail site plan shall be required only if specifically stated at the time of conceptual plan approval in the original amending ordinance or if the developer elects not to submit a concept plan. A public hearing for the detail site plan shall be required if no concept plan is submitted, or if the Detail Plan is not in accordance with the aooroved conceot plan. The detail site plan shall include: (A)A site inventory analysis including a scale drawing showing existing vegetation, natural water courses, creeks or bodies of water and an analysis of planned changes in such natural features as a result of the development. This should include a delineation of any flood.i).H.R.e...h>�areas. (B) A scale drawing showing any proposed public or private streets and alleys; building sites or lots; and areas reserved as parks, parkways, playgrounds, utility easements, school sites, � street widening and street changes; the points of ingress and egress from existing streets a; general location and description of existing and proposed utility services, including size of water and sewer mains; the location and width for all curb cuts and the land area of all abutting sites and the zoning classification thereof on an accurate survey of the tract with a topographical contour interval of not more than five feet. (C) A site plan for proposed building complexes showing the location of separate buildings and the minimum distance between buildings, and between buildings and property lines, street lines and alley lines. Also to be included on the site plan is a plan showing the arrangement and provision of off-street parking. Item =10 Page 7 of 10 OA Tree Survey and Mitigation Plan as specified in Article 34 2. as amended. (.�F)..)�A landscape plan showing screening walls, ornamental planting, wooded areas and trees to be planted. The landscaping plan shall conform to the minimum standards established in Aarticle 34 and in the approved Coppell Streetscape Plan. .�P An architectural plan showing elevations and signage style to be used throughout the development in all districts except residential. (F1 Any or all of the required information may be incorporated on a single drawing if one drawing is clear and can be evaluated by the director of planning. 3. All detail site plans shall have supplemental data describing standards, schedules or other data pertinent to the development of the planned development district which is to be included in the text of the amending Ordinance. Procedure for establishing a planned development district shall follow the procedure for zoning amendments as set forth in article 44. This procedure is further expanded as follows for approval of conceptual and detail site plans. (A)Public hearings shall be held by the planning and zoning commission and city council for the approval of the conceptual plan. (B) The Ordinance establishing the planned development district shall not be approved until the conceptual or detail site plan is approved. 1) The detail site plan may be approved in sections. When the plan is approved in sections, the separate approvals by the planning and zoning commission and city council for the initial and subsequent sections may be required. 2) A....detad...site 1:411 skill 1.:)e s�tikii44ed log. Ht:)j)F61,,A sii i...flieliflis koli the aitf..&"A (31�' flie, e6fieel;41a l p41fifl 1� fli de't ij s4e. J:)64...k flet stikiiitteds�e flie ee�i el:4..l41a fi is..stibJe4 to FfA- a G.l:)�4�F&"'A.. b' the J:)6411 gjaw aJjjd v.elh��tl&raw e6ffiffiHI (u• 6H Mid Q 4t'� eetitliea..j..�. 1�;.HiJHFe to Stil-)Ililt Elie deta�s4e...�46 a sii i...�iie�ifll. p e'f.�ed :dia fl 1-)e (ea tise1e1. tpi.e 0� jd �.e �� rw e.effiffiI,��SHH .to ea�ll...a a �� J:)tibp�e laeeffili te du.ntffffiHe J FOp4ea� �.e� . �aw 1eF flit? h)Fo�fH4,1,.. Detail site plays revieiI) The purpose of the site plan review is to ensure, prior to issuance of building permits, that all city requirements have been or will be met, including compliance with zoning, subdivision, landscape, streetscape and building regulations. No building permit shall be issued on any tract of land unless a detail site plan aoroved by the Director of Planning,, the Planning and Zoning Commission and/or City Council Item =10 Page 8 of 10 as aDpropriate is 111�4 stil.)IIii4t?d 434 4V.nf:.. 4f by flie 1:4641i4..qqw O4qd i"(�ejjjjW afid apt 44 e "': e C1 b e...flie e tAlveeti 116 No certificate of occupancy shall be issued unless all construction and development conform to the aDDroved detail site plan, OS 0141:)FOVe'd 1).y the 64�"a eet444!e41. Any major revision to an approved detail site plan must be approved by the city council, however, minor revisions may be permitted upon approval by the Ddirector of P14anning or his designee. The Ddirector of P14anning shall make the determination as to whether a revision is a minor or major revision. IN s4e J:41O4q �iljafl iliclies1te 1)ti�kliliw eb."�,atiOHS7 k)eati�ei E4, se�4HF4e alid flie- f[E)weflief'uviol a 1:)HFI(a HW 1)64 alid H 6qdsea4e' �41afi flit- HHHH"t-HiHit HW INF 614 StAtAt J:)HFJ(�HW�� Mid the biN,6Ht E)I, �41afi1..444 w AiHF034t-e4WHI FeHdffiffil 0 1' J:)4(3�4644t-d btiil&+wi �iljHfl be :itjb�ii4ted the de�a� q s4e, i41HH� 1 1 detH�site p41afis sliHfl be J4bd "f�411 the Mid 4e�,,4eyecj ba'flit-A, 1)t4efae aw44444ia. t6 fljt�A'Hficl eeffiffiHSIOR alid e e (3 ti 1i e Ali at:)�41�6'red s4e J:)64 sliall be flie, ji�qa� �1410H 14 d0"'A61:)44ie14 Mid 6H*4FH46H �dififl ee461��.44i tE) 0141:44OVEld p41fi4l. A detail s4e plali 4iia.y 1.:)e stib444ted JNI� the teta� OFOH i"OHEld E)F fifi�t" 1:46144efi flief�eE)P 14q flie, ease 61, 1't4a�� eeitef�S; 41 ...4444 H41:4444red i"(�eiifiw eeieej:4 1:)64 liar beei at:)�44�&"ed b�'the O44d eeffifflISSHR aW flie ( 4"�66HiieiJ7 61�il flie, 1�eta�sliej:)�411i- et'Af4ff 4s ali S4H641FO J:)F6F to at:)p41ieaticei 61, a s� 4eeial tise 1:)e444f4t; H �41a4i tlIidie441iw flje 144OH41�4te1'flie 1.)e stil-)Iii4ted i1i J1eti OF 1)64S� See. 12-27-3. .- PD consideration. When a PD is being considered, a written report from the city manager or his designee discussing the conformance with the Co1n1)rehen,vhv Plan impact on planning, engineering, 10HIkA4. various utilities,1� and traffic, and written comments from the applicable public school district, and from private utilities may be submitted to the P14anning and e�Zoning Geommission prior to the commission making any recommendations to the council. 14i the elreHt YvF4te44eell4ffifA14S HFe fiet 14344eeii1�4+w, M H flie fiit'4 its &ieFet4E)44 4444e H to the See. 12-274. .- Approval of PD districts. Item =10 Page 9 of 10 All planned development districts approved in accordance with provisions of this ordinance in its original form, or by subsequent amendments thereto, shall be referenced on the zoning districts map, and a list of such planned development districts, together with the category of uses permitted therein, shall be maintained in the planning office. Item =10 Page 10 of 10 CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT A Text Amendment to amend the Code ofOrdinances Article 39, Section 12-39-2 BUILDING SITE CREATION & SITE PLAN REVIEW P&Z HEARING DATE: Febwary 21, 2013 C.C. HEARING DATE: March 26, 2013 STAFF REP.: Marcie Diamond, Assistant Director of Planning PURPOSE: The purpose of this text amendment is to allow the Planning and Zoning Commission to be the approval authority when site plans are submitted which are compliant with all existing zoning regulations. HISTORY: On June 12, 1997, Council approved a text amendment to the Zoning Ordinance which established a Site Plan Approval process. As detailed below, this section of the Zoning Ordinance requires that all sites be platted (creation of a building site) and that upon recommendation of the Planning and Zoning Commission, Council would approve all site plans prior to the issuance of a building permit. The stated purpose of this requirement was "to promote safe, efficient and harmonious use of land, vehicular and pedestrian circulation, parking and loading, lighting, screening, landscaping, and other aspects of site development which contribute to the general welfare" DISCUSSION: The purpose of this text amendment is to grant the Planning and Zoning Commission the approval authority for site plans, when the plan is accordance with all regulations of the underlying Zoning District. Currently, site plan approval is a 60 day process, which includes submission of a site plan, landscape plan, tree survey and elevations. This site plan package is reviewed by the Development Review Committee (DRC) and technical comments are provided to the applicant. The site plan package is revised to comply with Zoning Regulations and submitted to Planning and Zoning Commission for recommendation. Any outstanding conditions are addressed and the site plan is forwarded to Item =1 I Page 1 of 4 council, generally within 30 days. This is not a public hearing process, due to that fact that no rezoning is involved. The revised process will still include and application and fee, submission of site plan, landscape plan, tree survey, elevations, and preliminary engineering. Technical review will be performed by the Development Review Committee, and the site plan package, compliant with all applicable ordinances will be forwarded to the Planning and Zoning Commission for approval. In the event that the site plan is not compliant with all aspects of the Zoning and ,Subdivision Ordinances, then the site plan will need to be denied, and appropriate zoning or a variance request to the Board of Adjustment will be required. Generally, Minor Plat or a Replat is a companion request with a site plan approval. State law allows Minor Plats to be administratively approved by the Director of Planning if they meet the following criteria: involves 4 or fewer lots; fronts on a dedicated street; does not require the creation of any new street; and does not require the extension of municipal facilities. However, public hearings are required for replats. If this revised site plan approval process is approved, then the next step will be to review the ,Subdivision Ordinance to allow the Planning Director and/or Planning and Zoning Commission to be the final authority for plats, as provided in the Local Government Code (state law). RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION: Staff is recommending APPROVAL of this text amendment to allow the Planning and Zoning Commission to be the approval authority when site plans are submitted which are compliant with all existing zoning regulations. ALTERNATIVES: 1. Recommend approval of the request 2. Recommend disapproval of the request 3. Recommend modification of the request 4. Take under advisement for reconsideration at a later date Item wl I Page 2 of 4 ARTICLE 39. - BUILDING SITE CREATION AND SITE PLAN REVIEW 1. Pnipose. The intent of the site plan review and approval procedure is to promote safe, efficient and harmonious use of land, vehicular and pedestrian circulation, parking and loading, lighting, screening, landscaping, and other aspects of site development which contribute to the general welfare. 2. Applicability. A site plan shall be submitted to the planning and zoning commission .��.n..-.��....i. �...��.n.... i. it.°.:.... ��.....�.......--.��...��.�....- �- :� �- for its �.u�..�,c��au. �a�i��c�� a��rov�l a��c� �� ,��w ��,��aA��.,�i �� a�i,�i��.c�� ai prior to issuance of a building permit for any of the following types of constriction: (A) Any townhouse project or multi -family residential development. (B) Any park or subdivision for manufactured homes or recreational vehicles. (C) Any non-residential project. UJAny constriction requiring a special use permit. 3. Site plan components. A site plan shall be accurate, legible, drawn to scale with dimensions, and shall show: (A)Location map, distance to the nearest cross street, north arrow, scale, and title block. (B) Boundaries of the property. (C) Location and size of existing buildings, and location, size, materials list, and architectural elevations of proposed buildings. (D)Proposed occupancy. (E) Parking layout and driveways. (F) Means of ingress and egress. (G)Loading areas (H)Fire lanes. (1) Landscaping and plant list. (J) Screening. (K)Public and private sidewalks. (L) Refuse facilities and manner of screening. (M) Lighting facilities, security lighting, screening and glare shades. (N)Adjoining streets and alleys, including curbs, medians and storm drains. (0)Drainage, electric, telephone, gas, cable television and other utility easements. (P) Zoning districts on and adjacent to the property. (Q) Computations of building area for each occupancy, site area and parking and landscaping ratios. o0 0 0 0 F (�8), Sign locations, descriptions and elevations. Item =1 I Page 3 of 4 (..T..(S Topography with a contour interval of two feet or less, and minimum finished floor elevations, both referenced to mean sea level datum. pOFF ff 1,1 411 tpie.st:) e ie's a lid dififflete�FS �Hd�Hted. Tree Survev end Mitigation Plan, in compliance with Article 12-34-2-1 of the Code of Ordinances as amended; as aDDlicable. TJ Other information �ile...J pay gfi.�..�gw aJjjd ��.e��4 6611iffi I SSKM EW eltN, H4 - including building elevations and samples of exterior color selections. (V)Preliminary Enuineerinu. on a separate exhibit which includes existing and proposed water lines, sanitary sewer lines, and storm drainage. 4. Expiration. Site plan approval shall be valid for two years following the most recent date of ea.t� �:...eetiii6..p....approval. 5. Compliance with approved site plan. Within a development subject to site plan review under the terms of this section, the building official shall not issue a building permit after the expiration date of the approved site plan, shall issue a building permit only for constriction which complies with all the provisions and conditions of the most recent App owed site plan ,,A�A e 4N, eetili6a 141:)FeV ed., and shall not issue a certificate of occupancy until all provisions and conditions of the approved site plan have been met. 6. Amendment. The director of planning is authorized, at any time prior to the expiration of site plan approval, to approve minor amendments of an approved site plan to correct distances and dimensions; to adjust building configuration and placement; to realign driveways and parking layout; to adjust open space, landscaping and screening; and to change utility and service locations; provided that no such minor amendments shall substantially change the original plan. Proposed amendments which the director of planning is not authorized to approve, or has disapproved, shall follow the same procedure as the original submission. Item =1 I Page 4 of 4 Gary L. Sieb From: David Dodd <ddodd@njdhs.com> Sent: Tuesday, January 22, 2013 2:49 PM To: Gary L. Sieb Subject: Planning and Zoning Commission procedures You have presented some concerns from the P&Z re: length and flow of the meetings. We are providing some suggested policies and procedures to address the concerns. The first concern relates to an applicant causing a delay in the meeting because his exhibits are not ready or cannot be shown. To address this, the commission may adopt a policy that all exhibits and electronic presentations must be submitted to City staff at least 48 hours before the meeting. Another concern was the length of the meeting and public hearings. To address this concern, the Commission may adopt a policy that each public hearing shall last a total of a specific time. The Commission may also adopt a policy that places a specific time limit on each side of the issue. The Commission may also adopt a policy specifying the amount of time each speaker has to speak. If all of these policies are adopted, the policies will set a total time for the hearing, a total time for each side and a total time for each speaker. If citizens from each side have 30 minutes to speak and each speaker has 3 minutes, the sides will have to choose no more than ten speakers each. This could prevent speakers from repeating statements made by previous speakers. Sample policies for the length of hearings and speaking are as follows: All public hearings shall last no longe_ r than 90 minutes. The length of time may be extended by a vote of the Commission. Citizens speaking in a public hearing shall have 3 minutes to speak. The time may be extended by the Chairman. The order in which the speakers speak is at the discretion of the Chairman. The chairman may recognize all speakers in favor of an item and then all those opposed. Another alternative would be to recognize one speaker in favor and then one in opposition until all citizens have spoken. The total time for citizens speaking in favor of an item shall be thirty minutes and the total time for citizens speaking in opposition of an item shall be thirty minutes. The total times for the sides to speak may be extended by a vote of the Commission. Each Citizen who desires to speak should sign up on the signup sheets for the public hearings. If someone speaks that has not signed up, the Chairman should instruct them to sign the sheet. We can use the sheets and the tape of the meetings to prepare the minutes. These are suggested polices and the number were chosen for examples. Please contact us with any questions or discussion.