BP 2013-03-21 PZNOTICE OF PUBLIC HEARING & AGENDA
PLANNING & ZONING COMMISSION
March 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, March 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:
1. Briefing on the Agenda.
REGULAR SESSION:
2. Call to Order.
(Open to the Public)
(Open to the Public)
3. Consider approval of the minutes for February 21, 2013.
4. PUBLIC HEARING:
Consider approval of Case No. PD -221R8 -HC, Duke Lesley Addition (Hotel & Conference
Center) (REUVED), 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 a
hotel and a conference center to be located on the east side of Point West Boulevard,
approximately 225 feet north of 1H 635, at the request of Zenosh, LLC, being represented by Gary
Murphree, One Group Design, LP.
STAFF REP.: Gary Sieb
ag032113
Page 1 of 3
ITEM # ITEM DESCRIPTION
5. PUBLIC HEARING:
Consider approval of the Duke Lesley Addition, Lot 2R, Block C, Replat being a replat of Lot
2, Block C, of the Duke Lesley Addition, to establish fire lane, mutual access and utility
easements to allow the development of a hotel 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 Gary Murphree, One Group Design, LP.
STAFF REP.: Gary Sieb
6. PUBLIC HEARING:
Consider approval of Case No. PD-261-RBN, Belmont Landing, a zoning change request from C
(Commercial) to PD-261-RBN (Planned Development 261 -Residential Urban Neighborhood), for
the development of 55 single-family residences and three (3) common area lots on 15.18 acres of
property located on the south side of East Belt Line Road, approximately 450 feet west of South
MacArthur Boulevard, at the request of Billingsley Cornell Capital, L.P., being represented by
Matthew Alexander, Dowdey, Anderson & Associates, Inc.
STAFF REP.: Marcie Diamond
7. PUBLIC HEARING:
Consider approval of Case No. S -1137R3 -SF -12, First United Methodist Church, Lot IR,
Block 1, a zoning change request from S -1137R2 -SF -12 (Special Use Permit -1137 Revision 2 -
Single Family -12) to S -1 137R3 -SF -12 (Special Use Permit -1137 Revision 3 -Single Family -12), to
allow for the addition of a canopy at the entrance on the west elevation of the church on
approximately 4.8 acres of property located at 420 S Heartz Road, at the request of First United
Methodist Church of Coppell, being represented by Gary Morris.
STAFF REP.: Matt Steer
8. PUBLIC HEARING:
Consider approval of Case No. S -1022R2 -R, McDonald's a zoning change request from S -1022 -
Retail (Special Use Permit -1022 -Retail) to S -1022R2 -R (Special Use Permit -1022 Revision 2 -
Retail), to permit the addition of a second drive-thri lane, order board, reconfiguration of the
parking lot layout, changes to the exterior elevations and signage package on approximately 0.9
acres of property located at 125 South Denton Tap Road, at the request of McDonalds USA, LLC,
being represented by Leslie Ford, Rogue Architects.
STAFF REP.: Matt Steer
9. Update on Council action for planning agenda items on February 12, 2013:
A. An Ordinance for Case No. PD -210R -SF -9, Kaye Street, a zoning change from PD -210 -
SF -9, to PD -210R -SF -9, to allow a home with stucco constriction located at 413 Kaye
Street.
B. An Ordinance for Case No. PD -250R8 -H, Old Town Addition (Main Street), a zoning
change 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 property located south of Bethel Road, north of Burns Road between
Hammond and South Coppell Roads.
C. Case No. ZC-624, Southwestern Industrial Addition, Lot 1, a zoning change request
from C to LI, to be consistent with the zoning on the abutting properties on 0.9 acres of
ag032113
Page 2 of 3
ITEM # ITEM DESCRIPTION
property located at the northeast corner of Southwestern Boulevard and South Coppell
Road (440 Southwestern Blvd).
D. Case No. PD -255R -SF, Westhaven, a zoning change request from PD -255 -SF to PD -
255R -SF, 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.
E. APPEAL - Case No. PD -133R5 -SF -7, Magnolia North Addition, a zoning change
request from PD -133 -HC to PD -133R5 -SF -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".
F. A text amendment to ARTICLE 30 - "S OR SUP", SPECIAL USE PERMITS, Section
12-30-16(3), Nell) restaurant in a lease Space building 11)zth an existing ,Special U.ve Permit
foi- a restaurant, to eliminate the requirement for Administrative Approval of an SUP for a
new restaurant occupant.
G. 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 in compliance with the
Concept Plan.
H. 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.
10. Director's Comments.
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 March, 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).
ag032113
Page 3 of 3
MINUTES OF FEBRUARY 21, 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 February 21, 2013, in the Council Chambers of Coppell Town Center,
255 Parkway Boulevard, Coppell, Texas. The following Commissioners were present:
COMMISSIONERS:
Edmund Haas, Chairman
Charles Sangerhausen, Vice Chairman
Doug Robinson
Ed Darling
Glenn Portman
Justin Goodale
Commissioner Pritzlaff was absent.
Also present were Director of Planning, Gary Sieb; Assistant Director of Planning, Marcie Diamond;
City Planner, Matt Steer; Graduate Engineer, Mike Garza; Deputy Fire Chief, Tim Oates 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. Planning Director, Gary Sieb mentioned topics
Planning & Zoning Commission meeting procedures that were to be discussed in detail as the
last agenda item.
REGULAR SESSION:
2. Call to Order.
(Open to the Public)
Chairman Haas called the meeting to order.
3. Consider approval of the minutes for January 17, 2013.
Commissioner Goodale made a motion to approve the minutes for January 17, 2013, as written.
Commissioner Darling seconded; motion carried (6-0), with Commissioners Goodale,
Robinson, Haas, Sangerhausen, Darling, and Portman voting in favor. None opposed.
4. 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
MIN022113
Page 1 of 8
ITEM # ITEM DESCRIPTION
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 111635, at the request of Zenosh,
LLC, being represented by Jim Dewey, JDJR Engineers & Associates.
STAFF REP.: Gary Sieb
Action:
Chairman Haas made a motion to continue the public hearing to the March 21, 2013, meeting,
for Case No. PD -221R8 -HC, Duke Lesley Addition (Two Hotels & Conference Center), at
the request of the applicant. Commissioner Darling seconded; motion carried (6-0), with
Commissioners Goodale, Robinson, Haas, Sangerhausen, Darling, and Portman voting in favor.
None opposed.
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
Presentation:
City Planner, Matt Steer introduced this case to the Commission with exhibits. He mentioned
six notices were mailed to property owners within 200 feet of this request; none returned in
favor and none returned in opposition. He stated that staff is recommending approval with no
conditions.
Aiay Kadyan, Owner, 148 Bricknell Drive, Coppell, Texas, was present to represent this case,
to address questions and stated agreement with staff's recommendations.
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. ZC-624, Southwestern
Industrial Addition, Lot 1, a zoning change request from C (Commercial) to LI (Light
Industrial), as submitted. Commissioner Portman seconded; motion carried (6-0), with
Commissioners Goodale, Robinson, Haas, Sangerhausen, Darling, and Portman voting in favor.
None opposed.
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
MIN022113
Page 2 of 8
ITEM # ITEM DESCRIPTION
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, TCCI Land
Development, Inc.
STAFF REP.: Gary Sieb
Presentation:
Planning Director, Gary Sieb introduced this case to the Commission with exhibits. He stated
that staff is recommending denial for reasons which he read into the record. He stated a total of
66 responses were received. He mentioned three returned in favor and 18 returned in
opposition inside the 200 foot area. There were 45 responses from property owners outside of
the 200 foot area in opposition. He also mentioned because of 20% opposition from property
owners in this area, it will take a 3/4 vote by Council to approve this request.
Bobby Rollings, TCCI Land Development, Inc., 3221 St. Georges Drive, Plano, Texas, was
present to represent this case, to address questions and was not in agreement with staff's
recommendation to deny.
Danny Satsky, K. Hovnanian Homes, 770 Black Forest, Southlake, Texas, presented a slide
presentation of the houses proposed to be built within the development.
Amit Patel, AMBE Hospitality Group, 2750 Hillview Drive, Lewisville, Texas, was present as
the owner of the property and addressed questions from the Commission.
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. The following
people spoke:
Sanjay Nails, 126 Natches Trace, Coppell, Texas, spoke in opposition
Francis Parnell, 142 Natches Trace, Coppell, Texas, spoke in opposition
Bryan Thompson, HOA President, 626 Madison Street, Coppell, Texas, spoke in
opposition
Janet Hacker, 73 I Madison Street, Coppell, Texas, spoke in opposition
Kelly Hamilton, 735 Bankers Cottage, Coppell, Texas, spoke in opposition
Rosie Stevens, 122 Natches Trace, Coppell, Texas, spoke in opposition
Kyle Parnell 142 Natches Trace, Coppell, Texas, spoke in opposition
Keith Kuechler, 623 Madison Street, Coppell, Texas, spoke in opposition
Lav Kapadia, 705 Waverly Lane, Coppell, Texas, spoke in opposition
Ruth Holder, 134 Natches Trace, Coppell, Texas, spoke in opposition
Alonzo Alvarez, 727 Madison Street, Coppell, Texas, spoke in opposition
There was no one who spoke in favor.
Bobby Rollings, the applicant's representative for the case presented a rebuttal addressing
concerns from the Commission and the neighborhood.
Chairman Haas closed the public hearing.
MIN022113
Page 3 of 8
ITEM # ITEM DESCRIPTION
Action:
Commissioner Sangerhausen made a motion to deny 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). Commissioner Robinson seconded; motion carried (6-0), with Commissioners
Goodale, Robinson, Haas, Sangerhausen, Darling, and Portman voting in favor. None opposed.
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 Creek Companies, Inc.
STAFF REP.: Gary Sieb
Presentation:
Planning Director, Gary Sieb stated that this companion case should be denied because of the
denial of the Planned Development zoning request.
Action:
Commissioner Robinson made a motion to deny the Magnolia North Addition, Preliminary
Plat. Commissioner Darling seconded; motion carried (6-0), with Commissioners Goodale,
Robinson, Haas, Sangerhausen, Darling, and Portman voting in favor. None opposed.
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 II 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
Presentation:
Assistant Director of Planning, Marcie Diamond introduced this case to the Commission with
exhibits. She stated that staff is recommending approval with no conditions.
Mark Harris, Kimley Horn Associates, Inc., 5750 Genesis Court, Suite 200, Frisco, Texas, was
present to represent this case, to address questions and stated agreement with staff's
recommendations.
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.
MIN022113
Page 4 of 8
ITEM # ITEM DESCRIPTION
Action:
Commissioner Darling made a motion to approve 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), with no conditions.
Commissioner Portman seconded; motion carried (6-0), with Commissioners Goodale,
Robinson, Haas, Sangerhausen, Darling, and Portman voting in favor. None opposed.
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/huilding with an existing
.Special Use Permit for a restaurant, to eliminate the requirement for Administrative
Approval of an SUP for a new restaurant occupant.
STAFF REP.: Marcie Diamond
Presentation
Assistant Director of Planning, Marcie Diamond introduced to the Commission this text
amendment to the Zoning Ordinance and she stated that staff is recommending approval which
eliminates the SUP for a new restaurant in a lease space which was previously occupied by a
restaurant.
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 Portman made a motion to approve a text amendment to ARTICLE 30 - "S OR
SUP", SPECIAL USE PERMITS, Section 12-30-16(3). Commissioner Goodale seconded;
motion carried (6-0), with Commissioners Goodale, Robinson, Haas, Sangerhausen, Darling,
and Portman voting in favor. None opposed.
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
Presentation:
Assistant Director of Planning, Marcie Diamond introduced to the Commission this text
amendment to the Zoning Ordinance and she stated that staff is recommending approval which
provide for administrative approval of 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.
MIN022113
Page 5 of 8
ITEM # ITEM DESCRIPTION
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 Portman made a motion to approve a text amendment to ARTICLE 27 - "PD"
PLANNED DEVELOPMENT DISTRICT, Section 12. Commissioner Robinson seconded;
motion carried (6-0), with Commissioners Goodale, Robinson, Haas, Sangerhausen, Darling,
and Portman voting in favor. None opposed.
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
Presentation
Assistant Director of Planning, Marcie Diamond introduced to the Commission this text
amendment to the Zoning Ordinance and she stated that staff is recommending approval to
allow the Planning & Zoning Commission to be the approval authority when site plans are
submitted which are compliant with all existing zoning regulations.
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 Portman made a motion to approve a text amendment to ARTICLE 39 -
BUILDING SITE CREATION AND SITE PLAN REVIEW, Section 12-39-2.
Commissioner Goodale seconded; motion carried (6-0), with Commissioners Goodale,
Robinson, Haas, Sangerhausen, Darling, and Portman voting in favor. None opposed.
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.
MIN022113
Page 6 of 8
ITEM # ITEM DESCRIPTION
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 construction 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, (Emerus
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.
During the Pre -Session, Director of Planning, Gary Sieb advised the Commission of Council's
actions on February 12, 2013 and stated that Council approved all of the above -stated items.
13. Director's Comments.
Mr. Sieb reminded the Commission that the Joint Work Session with the City Council and the
Economic Development Committee, will be on Wednesday, March 6, 2013, at 6:00 p.m. at the
Fire Station -3 Twining Room, located at 133 Parkway Blvd., Coppell, Texas and email or
bring topics for discussion.
In the Pre -Session meeting, Mr. Sieb asked the Commission to consider some procedural
changes for the Planning & Zoning Commission meeting such as:
• Have the applicant submit their exhibits in advance (48 hrs) of the Commission meeting
in order to have presentation in order at the time of the meeting
• A time limit for each speaker during the public hearing
• Order sequence for speakers in favor, in opposition, or undecided
MIN022113
Page 7 of 8
ITEM # ITEM DESCRIPTION
Make sure all speakers sign the sign -in sheet with the item number, their name, who
they represent, address, in favor, opposed or undecided for accurate minutes
ADJOURNMENT
With nothing further to discuss, the meeting adjourned at approximately 8:18 p.m.
Edmund Haas, Chairman
Juanita A. Miles, Secretary
MIN022113
Page 8 of 8
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: PD -221R8 -HC, Duke Lesley Addition — 2 Hotels & Conference Center
REVISED to one -157 room hotel, a 2000 square foot restaurant and a 9,800 square
foot conference center
P&Z HEARING DATE: December 20, 2012 (This case was continued from the December hearing, and
subsequently continued in January and February at the applicant's request.
It will now be heard on March 21, 2013).
C.C. HEARING DATE: January 8, 2013 (April 9, 2013)
STAFF REP.: Gary L. Sieb, Planning Director
LOCATION: East side of Point West Boulevard, 225 feet north of IH 635
SIZE OF AREA: 5.0 acres of property
CURRENT ZONING: PD -221R2 -HC (Planned Development -221 -Revision 2 -Highway Commercial)
REQUEST: A zoning change to PD -221R8 -HC (Planned Development -221 -Revision 8 -
Highway Commercial), to allow the development of two (2) hotels and a
conference center. (The request has been changed to one -157 room hotel, a
2200 square foot restaurant, and a 9,800 square foot conference center)
APPLICANT: Owner
Zenosh LLC
Suhas Naik, Manager
2311 Texas Dr., Suite 105
Irving, TX. 75062
(972) 255-9464
Fax: (972) 255-9795
Email: suhas@savaone.com
Engineer
JDJR Engineers/Consultants, Inc.
Jim Dewey, Jr.
2500 Texas Dr., 4100
Irving, TX. 75062
(972)252-5357
Fax: (972) 252-8958
email: idir(t-6dir.com
HISTORY: In July of 2007 Council approved a detailed site plan that allowed a six -story,
188,000 -square -foot hotel building with 260 rooms and ancillary uses on this five -
acre parcel. It was subsequently platted into one -five -acre lot to accommodate the
ITEM = 4
Page 1 of 6
hotel use. This was to be a Double Tree hotel with a conference center.
However, the hotel was never built and the proposed use languished. Since that
time, we have had a number of zoning cases on adjacent properties but no activity
on this parcel.
TRANSPORTATION: LBJ Freeway is part of the interstate highway system and is built to standard within
a variable width right-of-way. Point West Boulevard is a local concrete street built
to standard in a 50 -foot right-of-way.
SURROUNDING LAND USE & ZONING:
North: vacant industrial land; PD -221 -HC, Planned Development for commercial uses
South: vacant retail land; PD -221 -HC, Planned Development for commercial uses
East: vacant retail land; PD -221 -HC, for commercial uses
West: vacant commercial land; PD -221 -HC for commercial uses
COMPREHENSIVE PLAN:
Coppell 2030, A Comprehensive Master Plan, shows this property as appropriate
for Freeway Special District uses which includes hotel use.
DISCUSSION: This is an application to zone property for development of a full-service, 120 unit
hotel connected to a 2,250 -square -foot restaurant and a 9,000 -square -foot
conference center on 3.77 acres. On a second 1.3 acre site, a free-standing
extended stay 80 -unit hotel is proposed. Total acreage of both sites is five acres.
Although the proposed use is one we support as being appropriate for this area of
Coppell, and the Comprehensive Plan endorses a hotel use, there are several
concerns with this application that need to be addressed. Among them are
coverage, parking, access, landscaping, density, etc.
To properly evaluate this request, we start with a reminder that in 2006 Council
passed a number of very specific standards that related to hotel uses. Among
them: minimum lot size of two acres
24 hour staff
150 square foot minimum lobby size
At least three amenities (pool, restaurant, spa, etc.)
Conference facility
Laundry room for residence hotel
Max. 22 units per acre for residence hotels
1500 foot distance between hotels
All other requirements of the Zoning Ordinance
This proposal does not meet the 1500 foot distance requirement, the maximum 22
units per acre (for a residence hotel), the three amenities for the extended stay
(residence) hotel, landscape requirements and parking minimums.
ITEM = 4
Page 2 of 6
Although the applicant has provided exhibits that illustrate a number of landscape
amenities, and several handouts that portray the interiors of similar hotels, our
concern focuses on land use, compliance with our existing ordinances, and overall
impressions this development will have on the community. Where the proposal
falls short of these objectives, concerns emerge.
We support the hotel/conference use on the property. We feel the architectural
style fits the design objectives of this proposed high intensity area of the city. We
feel the amenity package—where compliant with existing ordinances—is a
positive element of the request. We appreciate the fact that the developer met
with us innumerable times to explain the concept, the type use being proposed and
the data provided to clarify several concerns we had.
That said, we do have issues with this overall development. We will start with
site size. Our existing Zoning Ordinance clearly states that no hotel shall be
constricted on a lot of less than two acres. In fact that ordinance actually states
no site smaller than four acres should be used for this use, but upon favorable
recommendation of the Planning Commission, a two -acre site could be allowed.
Under no circumstances is a site smaller than two acres recommended by the
Ordinance (Section 12-30-18). The Candlewood site does not meet that
minimum.
Density is our second concern. Again on the Candlewood site, the density
approaches 65 units per acre. As stated above, the ordinance specifies 22 units
maximum.
The amenity package included with the Candlewood submittal provides only one
amenity—the fitness center—where three are required by ordinance.
There are other standards not being met including the 75 -foot distance between
hotels (1500 feet by ordinance); number of loading zones (one shown for three
buildings); adequacy and location of trash dumpsters; but for the most part we
have resolved these concerns.
There are two final, major shortcomings we see with this request, parking, and
landscaping. Regarding parking, the applicant has stated they are 40 spaces short
of required parking on the overall site (which includes the two hotels and
conference center). They have included a Parking Analysis to justify their
shortages, and we have had several conversations regarding their use of shuttle
busses, their parking experience on other hotel sites they own, etc. Although we
believe there is credibility in their statements, we believe they are still short of
needed parking. First, when a residence hotel is built in Coppell the ordinance
clearly states that open space must be provided should the hotel eventually
convert to apartments to accommodate 2 parking spaces for each unit. In this case
the Candlewood Hotel is currently providing only 67 parking spaces for 80
rooms. They are so short of open space that they cannot provide the land to
accommodate double the parking required by ordinance (93 spaces). Second, we
believe the parking calculations on the Site Plan are short based upon our concern
that the restaurant was not calculated on gross footage. The Plan states an 1800
square foot restaurant, we figure at least a 2250 square foot facility. Third, their
ITEM = 4
Page 3 of 6
parking spaces are slightly under sized with 17 -foot lengths as opposed to 19 feet
although the two -foot shortage can be compensated by additional landscaping.
They are, in effect, over developing the parcel.
Landscaping is critically short of requirements. On the Candlewood site, we have
attempted to assist the developer in meeting our requirements by suggesting brick
pavers, stamped concrete, and other techniques to increase the landscaping
figures. In all candor, we are not comfortable with this suggestion, but we have
allowed it on occasion in the past. Even with this allowance, the landscaping on
the Candlewood tract is sorely short of our requirements.
Overall, 17,861 square feet of landscaping is required on this site. The plan
shows 8,650 square feet, or less than half the required planting area. By allowing
the hard scape paving, 6,450 square feet could be added, with a net result of
15,100 total or almost 3,000 (2,761) square feet short. In addition, recall that this
site is required to provide land to accommodate 93 additional parking spaces if
the hotel were to convert to residences. A vM conservative figure of required
land is 16,000 square feet of convertible open space. Bottom line, the
Candlewood site should provide 33,000 square feet of landscape/open space.
They are providing 15,100 square feet under the most liberal interpretation of the
zoning ordinance. Either this site is too small, or the building is too large.
The Sheraton site is much more in line with our parking and landscaping
requirements. Parking on the Sheraton site meets our hotel standard, the
conference center meets that standard, but the restaurant space is a bit short. One
could re -allocate parking between the three uses, but any way it is distributed, the
hotel/conference/restaurant site is short 27-30 parking spaces. Based upon the
parking analysis that was provided by the applicant, the fact that these three uses
will not normally all be used at capacity at the same time and utilizing the
provisions of the Planned Development District, we can support this parking
request.
Total landscaping on this site including the required perimeter, non -vehicular, and
interior landscaping is 43,800 square feet (roughly one acre). The Sheraton is
providing 36,000 square feet. Although at first blush they are short of the
required plantings, by including the hardscape paver design (as we did with the
Candlewood site) they gain 7,000 square feet and exceed the landscape area
requirement. Another way to view these numbers is by percentage of landscaping
on each site. On the Candlewood site, even with including the hardscape figures,
they meet less than 50% of the requirements. Subtracting the hardscape from the
Sheraton site, it is only 8% short of the required landscaping.
After an extensive review of this application, we conclude that a part of this
application merits approval, and the other part should be denied. At the outset of
this report we stated that the Master Plan recommended hotel development and
other high intensity uses be encouraged on this land. We support the uses
proposed by the Plan. We also stated that the amenity package included with the
proposal could make for a very desirable end product. However, any
development recommended for this land must meet our development standards
as any development proposed for Coppell should. This project falls short in
ITEM = 4
Page 4 of 6
several areas as stated above relative to landscaping, parking, site size, distance
between buildings, etc. A close analysis suggests that one element of this
proposal can be recommended by staff, a second element needs much more work
to comply with development guidelines. Therefore, we recommend that the
Sheraton portion of the proposal, Lot 2R-2 be approved as submitted as it closely
adheres to our development guidelines. We further recommend denial of the
Candlewood plan on Lot 2R-1 as it does not remotely conform to ordinance
requirements.
With elimination of the Candlewood Suites extended stay hotel, our initial
recommendation pointing deficiencies in parking, landscaping, amenity
package, distance between buildings, density, etc. have been rectified and
this request is now in conformance to the zoning ordinance, the
Comprehensive Master Plan and prior concerns of staff.
Alterations to the Landscape Plan need to be made to reflect perimeter
landscaping provided: 19,870 square feet, required: 19,390 feet; interior
landscaping provided: 9,498 square feet, required: 9,000 feet; non -vehicular
landscaping provided: 58,366, required 53,072.
We applaud the developer for noting our concerns, making changes that
reflect use for this property as envisioned by the Comprehensive Plan, and
endeavoring to alter the hotel plan to provide adequate parking, landscaping,
aesthetic elements, architectural design, among others. This revised proposal
can be supported by staff.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending DENIAL of the portion of this request that relates to the Candlewood Hotel
portion of the PD request on Lot 2R-1, APPROVAL of the portion of the request that relates to the
Sheraton Hotel and conference center on 3.77 acres of Lot 2R-2 with the following conditions;
1. All development of Lot 2R-2 shall be in conformance to the Site Plan, Landscape Plan,
Elevations, and all other exhibits submitted with this application.
2. The off-site access road from Beltline to the constriction site will be in place prior to any
constriction on site.
3. Driveway into the parking lot to the north will be fenced off with knox box and used only when
over -flow parking is needed based upon event parking demands.
4. Constriction of each building on Lot 2R-2 will be undertaken at the same time.
Our revised staff recommendation reflects support of this request. Staff recommends
APPROVAL of this case subject to the following conditions:
1. There will be additional comments during detailed engineering plan review.
2. All development shall be in conformance to the Site Plan, Landscape Plan, Elevations,
and all other pertinent exhibits submitted with this application as corrected.
3. Driveway into the parking lot to the north will be fenced off with knox box (or Fire
Department equivalent) and used only when over -flow parking is needed based upon
event parking demands.
4. Construction of each building shall be undertaken at the same time.
ITEM = 4
Page 5 of 6
5. A tree removal permit will be required prior to removal of trees for creation of a left
turn lane off Beltline Road.
6. Revise Landscape Plan (Sheet LP -1) to reflect the revised calculations stated above.
7. Label "Outdoor Pavilion" on Site Plan—where is it located?
8. Explain activities to take place on raised lawn area.
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. Architectural Concepts (Sheets 3.1)
2. Market Analysis (Sheet 4.0)
3. Four Points Hotel (Brochure 4. 1)
4. Candlewood Suites (Brochure 4.2)
5. Parking Analysis (Sheet 4.3)
6. Site Plan (2 sheets, IA and 113)
7. Landscape Plan (Sheets LP 1 and LP2)
8. Landscape Contractor Planting/Maintenance (Sheet N-1)
9. Typical First Floor Unit Plans
10. Building elevations (Sheets Al and A2)
REVISED ATTACHMENTS
1. Schematic stamped paver design (Sheet 3 of Attachments 2 and 3 below)
2. Site Plan (Sheet IA of 3)
3. Median/Potential Access Road (Sheet 1B of 3)
4. Architectural Site Plan (Ground Floor Plan)
5. Landscape Plan (Sheet LP -1)
6. Building Elevations (SheetA-1)
7. Building elevations (Sheet A-2)
ITEM = 4
Page 6 of 6
1 1 r,.. Q a UPJ
W o O
XXXXX alb l� J.11� ���zlQQb
X
Lu C>
........I OO q
X
N
Z WLL�/ Fa N W
X
�� ... �O 6�PP
or+� ID LO
ci X
u,
rzltj o—
ANNX
CNN
\
X
DNU�FN�3
W Q J K =gg
2W
O
�W
X
~� �Q2"'
\�/(I=I
Cn
1 '•�I� Y 1��1�•��
Il-
NOiu�n�4113NO� �40' NIIlIW�3d'�dl O�ddd J �Old�n 3� �40=i ION
.--- ---------------
G /j � � irff�i rj�fl�r / � �Il�//rf{��/✓
� I Y / � / f' it // r!� ✓r %r��//��lLiii /r J/� /�r�/�
/ rav
I /fiir//li 1 Jj>ii/ rr9l/✓ /iGiil / ///l /� / r
10
l)�/i /1 ✓i%✓�✓r/fir o / I � ,rj��
z f
I
• �� !°yr/ �/%/e/ �/i/ i�� �f J/l / rr,' rri 1 r r/ iY +,
r / �� / �iiii r�� �fU�r �r�r1� r� ��� y f!7!' f��!✓� �lrlli 1���%/'
X,
� /afi /,�� rf ..�✓'I // r�//..r. fr/ rri/ /�..
%1wLLI
O
CD
Lu
U
dmf CDCD
O �1
o }
w C1
z � z
Lu
w N
� z �
�7
L
Wb' 8101 I £I/ZI/£ ico £££/91 p -!—r �wgr Wmrnb?JQ NOLL7nN18NOO £££/1N3wn1 o4 iOIvNlN00 £££/Ila o0 Ia3oH s'W!od-b • d00 £££/—l—1 LP -v c�a:
�' 3 StlX31 dOO Cr)
'lOd
y NItlN StlHfIS 'HW lOtl1N0O U
'PAIS 1S3M 1NI08% =
Z909L Xi 'ONIAHI NOI1A3lS3l 3N00 Z
- 0.SZ
N3AH0$
G o 901 31IOS 3AIH0 SVX31 m 'HZ J m
O
0 OOIS S101 a s
011 HSON3Z
_ AV011ddtl[H3NM0 X31dW00 1310H ONtl
"` 831N30 30N3H3ANOO 13dd00a 4
9S8A-ZSZZLB -`j IL969l Nror-SSZ-ZL6
15*4
Z905L ml 00 egos -VO Ml 0052
883NNtl1d ONVI • SHOd
Stl33NION3
LZ59-! tl3SNON NOI1tlS1SS3tl 3dSS1
'ONI 'S1NVIVSNOO 9 S833NIDN3
®J I
(®�
Hi?JON
NORTH
I I
I I I
I I
I
faill
1.
LTf
-- ----------------
o
OUVA3Mnoe 1S3M 1NIOd
r
H
ter.,
l
i i I Y
o� I
I.
Im
9s8A-ZSdZLB xe� I[sssl eror-asz-aLe reL ...
9909L ml B -M 001 ON -VO MI 0059 _� SYX31 'll3ddOJ
`ky 3 NItlN StlHfIS 'HWlOtl1N00 'oAlB 1S3M 1NIOd 0951 - CiCO
3909L Xi 'ONIAHI NOI11o0tl A3 931 Dino
883NNtlld ONtlI 980A3AH0$ 8833NION3 G o - 401 31m 3AI80 StlX31 ILEZ 0 NOOIB'8d SlOI F a
Li99-! ManNOI1tltl18S3tl 3d891 (®� 011 Y/H3NMO
HSON3Z X31MOO 1310H ONV w m m 2
®J I '
1NYOIldd
'ONI 'S1NVITSNOO 9 S833NIDN3 H31N30 30N3833NOD 13ddo0 a T 4
Lu_« g) /
>z
ƒ;§
NV 7c� 5:92
XXX
&9s G
1
X1 'Iladdod paonalnog }saM }uiod
L
G
3303
_
XD-1rJWO0 -lDlOH (INV
w
Z,
T-
dm
O
c�3
-
o
o
00
-
11
_-J
-
F
- - - - - - - -
�J�1N�0 �:�N��J��N®O 1��dd®O
a
Q
J p
Q
P�
w
I
I I
ioj uold 4uBwdoloAeQ 6dDJspuoj `d
tI
Q
J
1
y
�4
dm
c�3
-
o
o
00
-
11
_-J
-
F
- - - - - - - -
-
<
r
Q
w
I
I I
tI
I
W¢
9"—
o
U)
-
-
�y
0
o 09_�onoo
0
0
_
w
Y Y F
o
0
aoo
900000
0
F—
--_
1
advniinoe 1s3M 1NIod
� � a�Nsa3u:ain"'aco`osooi o° i°sNilo� 3+na � �
9 a � .oval ao .ava
� m m
R -c
y
�4
dm
c�3
advniinoe 1s3M 1NIod
� � a�Nsa3u:ain"'aco`osooi o° i°sNilo� 3+na � �
9 a � .oval ao .ava
� m m
R -c
Z
o
-
<
r
Q
w
W¢
9"—
o
U)
-
-
O0 (g o��¢o
o 09_�onoo
w
tooxo
aoo
900000
N
't
<
r
9"—
t'L- z E,
O0 (g o��¢o
o 09_�onoo
tooxo
aoo
900000
Lug:
?/
on
�>,
w w�
!.«
aa«CIN:ICIIACI'O /OIG}
aIOeat�!:IE m
EONE�--iNOO
�«
\
(C1
\
LU
\§
\
MINES
�p 11��Is p lira
�C0 U�
�„Nrlvl11
iXuir°i�ipl Ir11i
w!rpea�!w;rl I�Illlllll�,ii UiiOaal/rr�Iri iuul cru 111/f i0/r ilii%
IN: II Ii ill
I
111111
ai��1 I■II I u I11'''i1111Q-y�®�h
,.�e !
is I
Full
� %ISI/IIJ1)I)1J1111��111111%%�f rr% I
IIIU�I�'p i■�iii iii i■ii� i�
a�l
IIII ��� ■���� ■���� ■���� II���� �■����
„„',r�,i�� 'III NI■ i 11 i� 1
°liilll" % ��) I■�ii ■iii ■iii I■ii� i■i�ii
uiiiil°� � � IIII Yill III II r �
■I� X11 i 111 ■I�IiI i 111 i�l�i� ; ,
I.liii�
Ili IIII i IIIA
� III IIII IIII II I
II �����. r. �l�� i III illlii ■� i 111 i�l�i�
RM MIN
MIN
HN
LU
IM HIMM
laLU
,.
o�
wo=
=m
mmoQ
O m 0
W 00
o o 0
O O O
J
=JJ
K ® K Q o
W W
m m J 2
O
W W � Q
. . O
� o � Q Q S �
Hill
I I 1111
11
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
Duke Lesley Addition, Lot 2R, Block C, Replat
Hotel & Conference Center
(REVISED)
P&Z HEARING DATE: December 20, 2012, (This case was denied on December 20 as the zoning
request to reflect this subdivision plat was continued to a future date by the
Planning Commission. That action required the plat to be denied until
definitive action on the zoning case was taken. Subsequently, the zoning case
was continued until the March 21, 2013 Planning Commission hearing)
C.C. HEARING DATE: January 8, 2013 (April 9, 2013)
STAFF REP.: Gary L. Sieb, Director of Planning
LOCATION: East side of Point West Blvd, 225 feet north of IH 635.
SIZE OF AREA: Five (5) acres of property
CURRENT ZONING: PD -221R2 -HC (Planned Development -221 -Revision 2 -Highway Commercial)
REQUEST: A replat of Lot 2, Block C, of the Duke Lesley Addition, to establish fire lane,
mutual access and utility easements to allow the development of a hotel,
restaurant, and conference center.
APPLICANT:
Owner
Zenosh LLC
Suhas Naik, Manager
2311 Texas Dr., Suite 105
Irving, Texas 75062
(972) 255-9464
Fax: (972) 255-9795
Email: suhasavaone. com
Engineer
JDJR Engineers/Consultants, Inc.
Jim Dewey, Jr.
2500 Texas Dr., 4100
Irving, Texas 75062
(972)252-5357
Fax: (972) 252-8958
email: jd'r &jd'rJ com
HISTORY: In July of 2007, Council approved a detailed site plan that allowed a six -story,
188,000 -square -foot hotel building with 260 rooms and ancillary uses on this five -
acre parcel. It was subsequently platted into one -five -acre lot to accommodate the
hotel use. This was to be a Double Tree hotel with a conference center.
However, the hotel was never built and the proposed use languished. Since that
ITEM = 5
Page 1 of 2
time we have had a number of zoning cases on adjacent properties but no activity
on this parcel.
As indicated above, a subdivision plat to allow a hotel, restaurant, conference
center and a second extended stay hotel was denied by the Planning
Commission in December. The possibility of a hotel use was continued to a
future Planning Commission meeting which would allow the applicant to
revise plans to be more in conformance with the zoning ordinance. Because
the proposed use was not approved by the Commission, the subdivision plat
was denied.
TRANSPORTATION: LBJ Freeway is a part of the interstate highway system and is built to standard
within a variable width right-of-way. Point West Boulevard is a local concrete street
built to standard in a 50 -foot right-of-way.
SURROUNDING LAND USE & ZONING
North: vacant industrial land; PD -221 -HC, Planned Development for commercial uses
South: vacant retail land; PD -221 -HC, Planned Development for commercial uses
East: vacant retail land; PD -221 -HC, Planned Development for commercial uses
West: vacant commercial land; PD -221 -HC, Planned Development for commercial uses
COMPREHENSIVE PLAN:
Coppell 2030, A Comprehensive Master Plan, shows this property as appropriate for
Freeway Special District uses which includes hotel use.
DISCUSSION: This is a companion piece to the zoning case just heard. Because of the concerns we
have with the zoning case and the fact that we have recommended denial of a portion of
that request which is reflected on this plat, we cannot support the subdivision as
submitted. Therefore, we recommend the plat be denied.
The applicant has substantially modified the zoning application as discussed in the
earlier zoning case that preceded this subdivision plat application. With that case
recommended for approval, staff can now support this replat request.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending DENIAL of the subdivision plat as submitted.
The revised plat now meets the requirements of our subdivision ordinance and we recommend
APPROVAL of this application with the following conditions:
1. There will be additional comments during detailed engineering plan review.
2. Tree removal permit is required to remove trees for creation of left turn lane off Beltline Road.
ALTERNATIVES:
1. Recommend approval of the request
2. Recommend disapproval of the request
3. Recommend modification of the request
ATTACHMENTS:
1. Replat Document
1. Revised Replat Document
ITEM
Page 2 of 2
Qo - Iwmwaw _ mroQ d,��
d
m`f1
- 0 5
ozz�
_ - m
a
W
a m a BOJ
_J Opo �N w✓ B`'3' ~
CjLU
__l z
OWmy�o�
0
a� q �'T
6H.
cl
- va3 E
Tl
o - _= �_- �o� 'e➢ ,£ � '_ `a� is 3 obi - _= of ISI -� -_
"
z_oav Iz
4Y� WrvaaW
�Nj vaavvry Pmvv Pe em
oo 2tt funs �h
_ ('t'J do)6o71=717-1-1 ' oit SV_a3NMO Md =_rv53 "n -
777
.t 1/tn �t gooe'oo�o'v oo o'o'h
ja
i' (1Vid SIN1 nd] $
INS33-3aij tZ j '�
m
Ilv/Lill U / ---------------------Sl-------------------\\J
�' Ir- a^vow. m.ane4O.m�i`n
-I ,4552 I I II� omnnnmm�.^.^„ammrv�
�w Nv apv'v ap<�'
ri
J+ �+ I I
' O
0
Lto s
V v o\ I
I ryj �
nl 04 3
� m
-
I
-
-�
°N Md _
3 I I W 3u1\Itn ,St a I I c -_d pam`6 - _
_ _ g
� of
wa O
3- I I I
_ ezl
V1 �bl�l _ J •od am -
3
\------- � --rM r isNl-_'irvs3 ,nun �— l
1S3M 1NIOd_ - _
�S4�o
-
a�
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: PD-261-RBN, Belmont Landing
P&Z HEARING DATE: March 21, 2013
C.C. HEARING DATE: April 9, 2013
STAFF REP.: Marcie Diamond, Assistant Director of Planning
LOCATION: South side of E. Belt Line Road, 450 feet west of South MacArthur Blvd.
SIZE OF AREA: 15.18 acres of property
CURRENT ZONING: C (Commercial)
REQUEST: A zoning change to PD-261-RBN (Planned Development 261 -Residential Urban
Neighborhood), for the development of 55 single-family residences and three (3)
common area lots.
APPLICANT:
Prospective Purchaser:
David Weekley Homes
3301 North I-35
Carrollton, Texas 75007
972-323-7503
Engineer:
Matthew Alexander
Dowdey, Anderson & Associates, Inc.
5225 Village Creek Drive, Suite 200
Plano, Texas 75093
972-931-0694
malexander(t-Waa-civil.com
HISTORY: There has been no zoning or platting history on this property. Formally in the
flood plain, this property was filled as permitted in the CLOMR (Conditional
Letter of Map Revision) issued by FEMA. After the subdivision is constricted,
then a LOMR (Letter of Map Revision) will be required.
TRANSPORTATION: E. Belt Line Road is on the Thoroughfare Plan as a six -lane divided, major
thoroughfare. Currently there are two lanes in each direction and an oversized
median which could accommodate widening to six lanes if warranted in the future.
SURROUNDING LAND USE & ZONING
North- Single Family - SF -9 — The Hollows of Northlake Woodlands
South - Flood Plain and Single Family (Hemmingway Court) — City of Irving
East - Retail and Restaurants - PD -157- C- Valley Ranch Plaza Shopping center
West - Undeveloped - Cypress Watters — Potential TOD — City of Dallas
ITEM = 6
Page 1 of 3
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 proposed residential subdivision is in accordance with the Future Land Use Plan,
adopted as part of the Coppell 2030, A Comprehensive Master Plan, which envisions this
property for Urban Residential Neighborhood. This use is defined as residential at a
density generally greater than four (4) dwelling units per acre. This proposal is for 55
homes on 11.3 net acres, which is 4.9 dwelling units per net acre. All lots will be front
entry, and the average lot size is 6,597 square feet. This proposed development also
addresses many of the regulations in the newly adopted RBN zoning district.
Approximately 3.8 acres (24% of the gross land area) is designated as common open
space. The inclusion of architectural elements such as porches, dormers, gables, etc. has
also been addressed. Twenty-seven on -street parking spaces have been provided in
various locations throughout the neighborhood. These parking spaces will be in the
public R.O.W. but privately maintained through a license agreement with the city.
Accessibility to this tract is a major challenge. There are existing overhead power
transmission lines, topography issues, and only 420 feet of frontage on E. Belt Line Road.
Given the proposal is for 55 lots, a second point of access is required. Belt Line Road has
a 50 mph speed limit, which normally requires a 200 -foot separation between driveways.
In addition to the median served street, a 16 -foot wide exit/emergency only access drive
(easement) is being shown approximately 195 feet east of the main street. It is
recommended that this access drive be constricted of stamped concrete or similar
enhanced pavement with a mountable curb and standard sidewalk so that it appears to be
part of the common open space, not be inviting for the casual user, but be accessible to
emergency vehicles. Given the number of trips that will be generated from this
subdivision and the speed limit of this portion of E. Belt Line Road, a deceleration lane is
required for the main entry street.
As noted above, the amount of open space being provided well exceeds the 15% as
required in the RBN District. Open space areas are located along the perimeter of the
property and along the entry street. The landscaped areas abutting E. Belt Line Road and
both sides of the entry street will contain Oak and Elm Trees with planting beds of
seasonal color at the entry. In terms of perimeter open spaces, a 40 -foot to 50 -foot wide
buffer is proposed adjacent to the southern property line, 30 feet along the northern and a
60 -foot wide buffer abutting the east property line adjacent to the existing shopping
center. These common areas are within the flood plain and slope towards the property,
where no development would be permitted. Along the eastern property line, where no
vegetation currently exists, 49 Eastern Red Cedar trees are proposed which provide a
visual and noise buffer between the proposed residential and the parking and loading
areas of the retail buildings. This area will be irrigated on a temporary basis until the
trees are established and can thrive on natural rainwater.
Given the diversity of the abutting land uses, several fencing/screening methods are being
included. Parallel and adjacent to E. Belt Line Road, on both sides of the entry street, a
ITEM = 6
Page 2 of 3
six foot tall brick wall with stone columns and inlayed cast stone sign is being proposed.
Along the northern property line, which is physically and visually separated from E. Belt
Line by the transmission lines and considerable underbrush, a combination of six -feet tall
wood fencing and a four -foot metal ornamental fence is being planned. Along the
southern property line, to take advantage of the view of the well -treed flood plain area, a
continuous four -feet tall ornamental metal fence will be installed. Finally, abutting the
rear yards to the eastern property line, a six-foot tall wood fence will be constricted
between the Eastern Red Cedars and the shopping center. All of the fences will be
located within the common (X) lots and will be maintained by the HOA.
In sum, this proposal is in accordance with the Future Land Use Plan of the Coppell
2030, A Comprehensive Master Plan, and it incorporates the provisions in the RBN
District and therefore can be supported.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of PD-261-RBN Belmont Landing, subject to the following conditions:
1. There may be additional comments during detailed engineering plan review.
2. Constriction of a deceleration lane from E. Belt Line Road to accommodate the eastbound traffic into
this subdivision.
3. Entering into a License Agreement with the city for the maintenance of the on -street parking areas.
4. Payment of Park fees of $1,285 per lot prior to the filing of the Final Plat.
5. Revision to Note 42 to clarify that all fencing within the common areas will be maintained by the
Homeowners Association.
6. The emergency access drive which is within Common Area (Lot 1X) shall be constricted of enhanced
paving (stamped concrete) with mountable curb and continuous sidewalk, and shall be maintained by the
Homeowners Association.
7. Revise street names if required after review of the Fire Marshall.
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. Detailed site Plan
2. Landscape Plan with Wall Elevations
ITEM = 6
Page 3 of 3
Z= G
MU
€
_
a f ig J 2
3 G
Luz
F' N b N A r F - W [) 8
.e WZFo
>
N J O x
ds�U O N
1,
.�3 a3.dM or
fou_
-- -- o
a�
o , -
z
WIMBLEDON DRIVE _ �'
R. O.
U
O
N
Vl
IIm o w
>a
.o �
�dS < @c
�r m < "
e �
� I
m
U
as _ -
m =
A"ye
d''f\
olle
lI'�II�IIW
as a €g 3i
€zS IM. m= m�oe
Q1�zz_ /
as
a`tg
I I
II I I= "I
L -ems
I to
gi
I
tea`=LL<'`& >`s
m it it
Ox. Viz` ma
li
3
Nz y _ i€
.o`,e
3KWEX";wuwlb
w
_"W S�zw z��mwir
I I�I
s =
I Ixx
ra
+
�u VIII
mz
l I
I
3 aW
m
z. WIxI
n
�a
I I I N18�
SQ
O
oma OUP
aw-z�z�'xzz4L�F °"� a
a S F s s s s s s s" o F h s e s s
�a 8N�
as a €g 3i
€zS IM. m= m�oe
as
a`tg
€m
k
S
tg
gi
I
tea`=LL<'`& >`s
m it it
Ox. Viz` ma
li
3
Nz y _ i€
.o`,e
3KWEX";wuwlb
w
_"W S�zw z��mwir
SQ
O
oma OUP
aw-z�z�'xzz4L�F °"� a
a S F s s s s s s s" o F h s e s s
o� a a I F d
El -sl Zo:alep
:hq uMeip dnN�1oaf� u"!; S11X11 113dd00 = e J
;hq adde a °utur037 ® 3dtlJSON111111d10N00 JNIaNdI 1NOW139 N
U� w.
us
K Z O
U� wm LLm v�j
75
4Y _
wm Om Oo � II
I 0
—�w
lt1IDb3WW0D 'X3
=
w�
�a
a� w�
�s
�z
o _
7 -
w
- L—
- _ zz�
LU
=w ----- ---
?al _L�1---�-- -- 1r--� zwl
rtt� Q
Y�
00 �0
11 oga - ____ - ___ - _�
F�
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: S -1137R3 -SF -12, First United Methodist Church
Lot IR, Block I
P&Z HEARING DATE: March 21, 2013
C.C. HEARING DATE: April 9, 2013
STAFF REP.: Matthew S. Steer, AICP, City Planner
LOCATION: 420 S. Heartz Road
SIZE OF AREA: 4.8 acres of property
CURRENT ZONING: S -1 137R2 -SF -12 (Special Use Permit -1137 Revision 2 -Single Family -12)
REQUEST: A zoning change to S -1 137R3 -SF -12 (Special Use Permit -1137 Revision 3 -Single
Family -12), to allow for the addition of a canopy at the entrance on the west
elevation of the church.
APPLICANT: Gary Morris
Operations Manager
First United Methodist Church Coppell
420 S. Heartz Rd
Coppell, TX 75019
Phone: 972-462-0471 ext. 212
,,morris(t_�,fumccoppell.or,
HISTORY: In 1984, a five acre tract was planned to allow for the initial constriction of the
First United Methodist Church facility at the northeast comer of Bethel School
and Heartz Roads. In 1991, SUP -1052 was established on this property allowing
for a Day Care facility to operate within the existing church building. In April
1998, SUP -1137 was established, expanding the church property to approximately
12 acres, which allowed for a 36,200 square foot addition to the existing 15,000
square foot building, for a total of 51,200 square feet of development. This action
also included the "remote" parking lot on the west side of Heartz Road. At that
time, alternative paving (similar to grass-crete, not concrete) was allowed on this
parking lot. In April 1998, a Minor Plat was approved on 7.04 acres of land
to allow for the constriction of a concrete parking lot. Finally, the replat for
the main facility was approved in 1998, but not filed until July of 1999 (City
Council granted an extension for the filing). In July 2011, a drive-thrl canopy
addition to the east (rear) elevation was approved administratively. In December
2011, a design change to the proposed canopy was approved administratively.
ITEM = 7
Page 1 of 2
TRANSPORTATION: Bethel School Road is shown on the thoroughfare plan as a two-lane undivided
collector street within a 60 -foot -wide right-of-way, which is built to standard.
Heartz Road is shown on the thoroughfare plan as a two-lane undivided collector
which is built to standard.
SURROUNDING LAND USE & ZONING:
North — Single family residential; SF -12 (Frank Addition) & SF -7 (Willowood
and Braewood West)
South - Single-family residential (Northlake Woodlands); SF -12, SF -9 & SF -9
East - Single-family residential (Northlake Woodlands); SF -12
West - Doggie Wonderland & undeveloped; C
COMPREHENSIVE PLAN:
Coppell 2030, A Comprehensive Master Plan, shows this property as suitable for
a religious facility within a residential neighborhood.
DISCUSSION: This is a proposal for a 740 -square -foot entry canopy to be added to the front
facade of the church. As mentioned in the HISTORY section, a drive-thru canopy
addition to the east (rear) elevation was approved administratively in 2011. The
proposed canopy will match that of the existing entry canopy on the rear, but will
be half the size. The location of the canopy is shown on the first exhibit with
"x's" indicating the location of the columns. These are proposed to be exactly
two feet behind the 30 -foot front yard building setback. This request meets the
maximum overhang allowed (four inches) into the front yard. As depicted on the
second exhibit, the proposed overhang is 5'2". Of which, 3'2" will overhang into
the setback. The other exhibits show a visual simulation of the proposed canopy
and photos of the existing one that it will match. Staff is comfortable supporting
this request, and recommends approval subject to one drafting condition outlined
below.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of this request subject to the following condition:
1. Show exact location of proposed canopy and canopy columns on the Site Plan with
setbacks and dimensions as indicated on other exhibits.
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. Site Plan
2. Canopy Dimension Plan
3. Proposed Canopy Visual Simulation
4. Existing Canopy on Rear Elevation
ITEM = 7
Page 2 of 2
BETHEL SCHOOL
- - - - ----- ------------
ct,
0
m
I
I
�I
ILI
M w SVXd L ''1'1dddOD
0� �LLxa �p. `T T`T^
U} Q Q O'er 3'0 03- �CL�H�II�-�.L Cllld z
Z C,LLLLF = HDNfIHD ZSIaoHIIIN aflZlXn ZSMIJ Q
cin m Q SMISAS DNICI IIlld ODNVdS o 0
N
lf�
c/
O
M
w
N
� i
M�
w
m �
C U
-O (6
CO W
m O
O
� 0
X
W is
M W
O N� U
W
s o a
Z
�oWFM
m a
�eo�
p 3-
=
-
AdONVD
HDNfIHD
T�T7T T
SY �L7J�SAS
SVXII 1 IlddOD
IDNV I.I NI LSIM
LSIQOH IIN G LINfl LSMId
rt'����77TT��777Tn�7 �7�rT
�JNICI Ill la ODN
V dS
z
0 O
ZUU
U U) U)
LL IL
LL
OWN
CO
IL
dW
OILS
Tm
O�
0 L
-----------
O-- —
—
---
\
(o
_
W10X22
a m
JIIII
oo
W
lo
U °O
loJ
C)
cc)
r
N
f J
N
N
U
O
W
N
D
� �.
U
a
ammo
o 17X22
777;.
C
r
o
_I
— — — — -- — — — — —
LL
OON0
A I-
LL
L
�a
IL
0UU-)
aW�
�u~iin
O�rq
~O-�!
mOLn
M W
O N�
�evio�
SVXII 1 IlddOD
"
UW0 -LLQ
U)<
3 w 3
z
O
o LL
NUW�
�a>'o=t
AdONVD
IDNV I.I.Xd LSIM
IL ~
_
HDunHD
ISIQOHIIIN QTzlNn ISUIJ
w
o
��
cn m Q
p�
SWUSAS
DNICI IIllS ODNVdS
Uww0
d
0 04
0
aWN
LJ
N
a0
-Z
OUB
O��
O
m
)n
r
r
ID
I
N
W10X22
I..L
O
Z
Q
U
W
�
-
W
z
co
co
1
N
_
Q
O
�
�
N
LL
N
M
N
N
_j
LU
Q
J
�
�
J
N
W
0-
—
U—
(6
cu
N
0) c
N U
W W Q
M
0) N
� U
C
_
"6 (6
m �
W
0) i
C O
O
N
X ..
W N
✓, itr us � y � , (�� / h �/ i/ %,�1 fir/ / � '/ ; '' /
op I
r
ff
22
1
0
I
0
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: S -1022R2 -R, McDonald's
P&Z HEARING DATE: March 21, 2013
C.C. HEARING DATE: April 9, 2013
STAFF REP.: Matthew S. Steer, AICP, City Planner
LOCATION: 125 South Denton Tap Road
SIZE OF AREA: 0.9 acres of property
CURRENT ZONING: S -1022 -Retail (Special Use Permit -1022 -Retail)
REQUEST: A zoning change to S -1022R2 -R (Special Use Permit -1022 Revision 2 -Retail), to
permit the addition of a second drive-thrl lane, order board, reconfiguration of the
parking lot layout, changes to the exterior elevations and signage package.
APPLICANT:
HISTORY:
TRANSPORTATION
Architect:
Rogue Architects
Leslie Ford
513 Main Street, Ste. 200
Fort Worth, Texas 76102
(817) 820-0433
leslie(,ro�uearchitects.com
Engineer:
Adams Engineering
Ted Murday
910 Kimball Avenue
Southlake, Texas 76092
(817) 328-3200
Ted .MLirday(t-�,Ada:els-En,ineerin, .com
In July 1987, the ordinance was approved allowing for a drive-thrl McDonald's
Restaurant to be constricted.
Denton Tap Road is a P61), improved, concrete, six -lane divided thoroughfare
contained within a 110 -foot right-of-way.
SURROUNDING LAND USE & ZONING
North: Gas station with car wash; Retail
South: Parking for Schlotsky's; PD -214R -SF -9 (Planned Development -214 Revised -
Single Family -9) and C (Commercial)
East: Town Oaks Shopping Center; PD -209R4 -C (Planned Development -209
Revision 4- Commercial)
West: Single Family Residential; PD -214R2 -SF -9 (Planned Development -214
Revision 2- Single Family -9.
COMPREHENSIVE PLAN: Coppell 2030, A Comprehensive Master Plan, depicts this property as suitable
for mixed use community center.
ITEM = R
Page 1 of 3
DISCUSSION: Proposed is a remodel to the existing McDonald's restaurant to permit the
addition of a second drive-thru lane, order boards with canopies, reconfiguration
of the parking lot layout, changes to the exterior elevations and signage package.
Second Drive-Thru Lane, Order Board & Parking Lot Reconfiguration:
A second order point is proposed to be constricted on the northwest corner of the
site, creating the need to reconfigure the parking lot layout in this area. The
existing site layout consists of perpendicular parking located off a two-way drive.
Proposed are 60 degree angled parking spaces off a westbound one-way drive on
the north side of the building. Additionally, the applicant is proposing to create
landscape islands at the end of each parking row and has agreed to planting an
overstory tree in each. The remainder of the parking is to remain as is. Staff is
comfortable recommending approval of the parking lot reconfiguration to support
two order points and feels this is the safest way to accommodate such change.
Two canopies, each with headache bars and menu boards, are proposed at the two
order points. Staff was presented a small photo (top right of attached) of a recent
remodel at another location that depicted the desired canopies. If the canopies are
indeed to be included with this application, more detail is needed (i.e. height,
width, materials, colors, etc... ). From the photo, it appears that the proposed
canopies are bright yellow. Staff recommends that the canopies either be
eliminated from the proposal or the yellow be changed to a more neutral, earth
tone to match the building. It is also recommended that the support be
constricted of 80% masonry as required by ordinance.
Exterior Elevations & Signage:
The existing elevations were approved in 1987 and the building constricted
shortly thereafter. Proposed are major modifications to the building appearance
that include changes to the roof type from a mansard to a flat roof with parapet;
changes to building materials and completely changing the signage. The existing
brick is utilized, additional brick and stone are proposed to be added on the walls
and a corrugated metal is proposed at the parapet level. The brick will be painted
in two shades of dark brown as exhibited on the color elevations submitted by the
applicant.
The existing monument sign is considered legal nonconforming. This was
constricted prior to the City adopting the current regulations limiting monument
signs to 40 square feet (a maximum 4' high x 10' wide) on sites less than 2 acres
in size and placing restrictions on materials and lighting. The applicant has
agreed to reconstruct the monument sign according to current standards as a
compromise for approving one of the proposed elevations.
Due to the proposed attached signage not meeting the area requirements of the
Zoning Ordinance, the applicant has provided two alternate elevation proposals.
The differences can best be seen on the color sheets A2.1 and A2.113. The
definition of a sign per the recently amended sign ordinance states that "any
device, flag, banner, light, figure, picture, letter, word, message, symbol, plaque,
poster, display, design, painting, drawing, billboard, wind device or other thing
visible from outside the premises on which it is located and that is designed,
ITEM = R
Page 2 of 3
intended or used to inform, to advertise or to attract the attention of persons not on
those premises" is considered a sign. Therefore, the yellow aluminum features at
the top of the building are considered signage and should be included within the
total area of the signage permitted (55 square feet - based on one square foot of
signage allotted per linear foot building frontage). Sheet A2.1 depicts two yellow
arch features; a large one on the front elevation and a smaller one on a ledge -stone
element projecting from the drive-thnl elevation. The remainder of the signage
includes the standard "McDonald's" in white and two "M"s in yellow. The total
sign package is 82.9 square feet, 27.9 square feet too large. Sheet A2. 113 displays
a smaller arch feature with a smaller stone enhancement on the front elevation.
The ledge -stone element projecting from the drive thnl side has been eliminated
from this alternative elevation proposal. The total sign area depicted is roughly
60 square feet. Given the applicant's willingness to replace the monument sign
on Denton Tap with one in accordance with today's standards, staff can support
this alternative (A2.1B), as the total signage is merely 5 square feet too large;
however, it is recommended that the arch color be changed to match the white of
the "McDonald's" sign or a neutral color to match one of the building materials.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of the request subject to the following conditions.
1. The elevation sheet A2.OB is approved with an additional five square feet of signage and the arch color
be changed to match the white of the "McDonald's" sign or a neutral color to match one of the building
materials.
2. The raceway of the sign is painted the same color to which it is mounted.
3. The new monument sign is designed in accordance with the Zoning Ordinance and is included on a
detail sheet.
4. The two order point canopy designs are included on the detail sheet with the canopy colors limited to a
brown or grey color to match the building and the supports are wrapped in either brick or stone to meet
the masonry requirement of the Zoning Ordinance.
5. Either one overstory tree or an additional accent tree is planted at the northwest corner of the building.
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. Remodeled Site Photos
2. Site Plan
3. Landscape Plan
4. Black & White Elevations and Color Elevations (A2.0, A2.1)
5. Alternative Black & White and Color Elevations (A2.OB, A2. 113)
ITEM = R
Page 3 of 3
W-Cpvo
QVO`Id6,LNO,LNHQRLdOS Zi s32niVN91S N91S 0 O
n
°S�atl—lVN0a3C)W
> oano�av�a�� S
,u59s.o�m.�ooae�o
asa
-- --S�VAOdddV Nrnd
�a3nssi �e N0111-106 0����
Ll Ll
H pwa a 'IL
�
F P H
o
Lu
o
.�z
6 �
amz �� .a
o a � �
maws
!! m F 3 H 3s ��? O z
., u�gme N
�
e
a
U
N
I
i�,
DNIa'NY 9N 19 /3
H,
'!
rc
w
a
F
.ddo
xaa�
wummm wuu�
r
z
�
ry
� v
�
o
w
ti
i
I
m I
4N
i
i I
r
o
w
z
I
�
a
J
p
r Ol
\
pa
.... .... ^fir^ 00 S6l N 6E.S4�20N �
b
u
h a
�,
' SbIH.L'I'IHddOJ
SUIPPv
QF OY d6,L NO,LNHQ H.LrlOS �zi s32niVNeIS NeIS OJ
v ®
S : V Q O
:dog:.oa.oa�o;.,a3:od:3x.3w: a:aw: ,s
4d�b'NOd W =
��al�o�av�a��dNgls
d �L
,uo9s.0r,m.�00ae�0
a 3
swnoaddv Nrnd
aiv ❑ ❑ o �
spa
Ca
p a
2 m _ v - ❑❑ g� e maa¢ww a� eb gid �ir W `a' d
m
4
IM
F
a= P6�e= E
� <� as���Pwwsa z m
g
�= o
Fv m v O
� ...........
ae 3fr� eat
r
0
i
MC
r
000000000■
000®■®®®®®
®000000000
ENNUUMBEEN
m o wog
a a
yw
.® I
mV- -
� -PE
�p
3U
OP Y
�g
I
H,
s
r
000000000■
000®■®®®®®
®000000000
ENNUUMBEEN
m o wog
a a
yw
.® I
mV- -
� -PE
r
000000000■
000®■®®®®®
®000000000
ENNUUMBEEN
m o wog
a a
yw
mV- -
mw_
�p
�g
H,
s
m
0
m
yoo
N
g
o
Boa
ITI�I�w� F
-
<
a9
�
Wll�iil
wg8 ow
vm 33
ymr� gN a 3 - 0
yw
�p
�g
H,
s
m
0
m
yoo
N