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BP 2014-04-17 PZNOTICE OF PUBLIC HEARING & AGENDA PLANNING & ZONING COMMISSION April 17, 2014 COMMISSIONERS: Edmund Haas — Chairman Glenn Portman — Vice Chairman Doug Robinson Ed Darling Justin Goodale Sue Blankenship Vijay Sarma MEETING TIME AND PLACE: Pre -Session 6:00 p.m. 1st 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, April 17, 2014, 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: 2. Call to Order. (Open to the Public) 3. Consider approval of the minutes for March 20, 2014. 4. PUBLIC HEARING: Consider approval of Case No. PD -271 -SF -9 (CH), Oak Grove Lane, a called public hearing to consider a zoning change request on 7.87 acres from SF -12 (Single Family -12) to PD-271-SF-9(CH) (Planned Development -271 -Single Family -9, Called Hearing), to allow the retention of existing homes, permit the development/redevelopment of homes on existing lots and allow the replatting of lots to a minimum size of 9,000 square feet on ag041714 Pagel of 3 ITEM # ITEM DESCRIPTION property located along the north and south sides of Oak Grove Lane, west of Coppell Road encompassing 26 lots (501-549 Oak Grove Lane). STAFF REP.: Gary Sieb 5. PUBLIC HEARING: Consider approval of Case No. PD -250R14 -H, Old Town Addition (Main Street) - Frost Cupcakery, a zoning change request from PD -250R8 -H (Planned Development - 250 Revision 8 -Historic) to PD -250R14 -H (Planned Development -250 Revision 14 - Historic), to allow a freestanding sign located at 717 Main Street, approximately 11.2 feet from the southeast corner of the property at the request of Anna Wortman, Frost Cupcakery. STAFF REP.: Matt Steer 6. Consider approval of the Freeport North Addition, Lot 2R, Block 3, Site Plan Amendment, to allow the retention of the existing 70,000 -square -foot office/warehouse building and the addition of a 100,000 -square -foot office/warehouse building with associated improvements on 12.1 acres of property located at the southwest corner of South Royal Lane and Gateview Boulevard, at the request of Joe Williams of DCT Royal Lane LLC, being represented by Clayton Strolle, Pacheco Koch LLC. STAFF REP.: Matt Steer 7. PUBLIC HEARING: Consider approval of the Freeport North Addition, Lot 2R, Block 3, Replat/Minor Plat, being a replat of Lot 2, Block 3 (5.7 acres) and a minor plat to incorporate 6.4 acres of unplatted property to allow for the retention of the existing 70,000 -square -foot office/warehouse building and the construction of a 100,000 -square -foot office/warehouse building with associated improvements on 12.1 acres of property located at the southwest corner of South Royal Lane and Gateview Boulevard, at the request of Joe Williams of DCT Royal Lane LLC, being represented by Clayton Strolle, Pacheco Koch LLC. STAFF REP.: Matt Steer 8. Update on Council action for planning agenda items on April 8, 2014: A. Alford Media Addition, Lot 1R & Lot 2, Block 1, Replat, a replat of Lot 1, Block 1, of the Alford Media Addition to allow the retention of the existing uses and easements on Lot 1R (10.9 acres) and the subdivision of Lot 2 for single family (3.56 acres) on 14.5 acres of property located along the east side of Freeport Parkway, north of Rolling Oaks Memorial Center. B. Case No. PD -263R -SF -9, The Preserve at Oak Grove, a zoning change request from LI & SF -12 to PD -263R -SF -9, to attach a Detail Site Plan on 3.56 acres of property to allow the development of nine (9) single-family homes to be located at the extension of Oak Grove Lane. C. Irby Addition, PH II - The Preserve at Oak Grove, Replat, a replat of a portion of Lot 2, Block 1, of the Alford Media Addition to allow the subdivision of nine (9) single-family lots on 3.56 acres of property to be located at the extension of Oak Grove Lane. ag041714 Page 2 of 3 ITEM # ITEM DESCRIPTION D. APPEAL Case No. PD-237R5-HC/R1BN, Trinsic, a zoning change request from A to PD-237R5-HC/RBN, to attach a Conceptual Plan for hotel, multifamily, retail and office uses on 20.74 acres of property located on the east side of South Belt Line Road between East Dividend Drive and Chartwell Drive. E. APPEAL Case No. PD -237R7 -HC, Springhill Suites, a zoning change request from A to PD -237R7 -HC, to attach a Detail Site Plan for a five -story, 120 -room hotel with accessory uses including meeting rooms, pool, fitness center and bar on 2.7 acres of property located on the northeast corner of South Belt Line Road and Chartwell Drive. F. APPEAL Case No. PD-237R6-RBN, Trinsic-Aura, a zoning change request from A to PD-237R6-RBN, to attach a Detail Site Plan for 311 multifamily units, retail/restaurant/office and accessory uses on 11.18 acres of property located on the eastside of South Belt Line Road between East Dividend Drive and Chartwell Drive. G. An Ordinance for Case No. PD-270-RBN, The Avenue at Denton Tap, a zoning change from C to PD-270-RBN, to allow 29 multifamily units and 8,575 square feet of office/retail uses on property located at the northwest corner of Southwestern Boulevard and South Denton Tap Road. H. An Ordinance amending the Comprehensive Zoning Ordinance by adding new zoning districts and development regulations to Chapter 12, Article 26, "MXD-1 and MXD-2" Mixed Use -1 and Mixed Use -2 Districts. 9. 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 11'' day of April, 2014 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). ag041714 Page 3 of 3 MINUTES OF MARCH 20, 2014 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 March 20, 2014, in the Council Chambers of Coppell Town Center, 255 Parkway Boulevard, Coppell, Texas. The following Commissioners were present: COMMISSIONERS: Edmund Haas — Chairman Glenn Portman — Vice Chairman Doug Robinson Ed Darling Justin Goodale Sue Blankenship Vijay Sarma Also present were Assistant Director of Planning, Marcie Diamond; City Planner, Matt Steer, Assistant Director of Engineering, Michael Garza; Deputy Fire Chief, Tim Oates; City Attorney, David Dodd 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. Mike Land, Deputy City Manager — Bond Program Deputy City Manager, Mike Land showed a slide presentation of the CRDC '/2 -cent Sales Tax Fund Brochure which is available on the City of Coppell website. 2. 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) 3. Call to Order. Chairman Haas called the meeting to order. 4. Consider approval of the minutes for February 20, 2014. Commissioner Portman made a motion to approve the minutes for February 20, 2014 as written. Commissioner Robinson seconded; motion carried (7-0), with Commissioners Goodale, Sarma, Robinson, Haas, Portman, Darling and Blankenship voting in favor. None opposed. 5. PUBLIC HEARING: Consider approval of the Alford Media Addition, Lot 1R & Lot 2, Block 1, Replat, being a replat of Lot 1, Block 1, of the Alford Media Addition to allow the retention of the existing ag032014 Page 1 of 7 ITEM # ITEM DESCRIPTION uses and easements on Lot IR (10.9 acres) and the subdivision of Lot 2 for single family (3.56 acres) on 14.5 acres of property located along the east side of Freeport Parkway, north of Rolling Oaks Memorial Center, at the request of Tommy N. Cansler, TCCI Land Development, Inc., being represented by Lynn Kadleck & Associates. STAFF REP.: Gary Sieb Presentation: City Planner, Matt Steer introduced this case to the Commission with exhibits. One notice was mailed to the property owner. He stated that staff is recommending approval with conditions which he read into the record. Lynn Kadleck, P.E., Kadleck & Associates, 2000 N. Central Expwy., Suite 113, Plano, 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 Portman made a motion to approve the Alford Media Addition, Lot 1R & Lot 2, Block 1, Replat, subject to the following conditions: 1. There will be additional comments during detailed engineering plan review. 2. Abandon the existing fire lane and revise the plat to match the Freeport Parkway plans. 3. Tree removal permit is required prior to any new construction on the property. Commissioner Robinson seconded; motion carried (7-0), with Commissioners Goodale, Sarma, Robinson, Haas, Portman, Darling and Blankenship voting in favor. None opposed. 6. PUBLIC HEARING: Consider approval of Case No. PD -263R -SF -9, The Preserve at Oak Grove, a zoning change request from LI (Light Industrial) & SF -12 (Single Family -12) to PD -263R -SF -9 (Planned Development -263 Revised -Single Family -9), to attach a Detail Site Plan on 3.56 acres of property to allow the development of nine (9) single-family homes to be located at the extension of Oak Grove Lane, at the request of Tommy N. Cansler, TCCI Land Development, Inc., being represented by Lynn Kadleck & Associates. STAFF REP.: Gary Sieb Presentation: City Planner, Matt Steer introduced this case to the Commission with exhibits. He mentioned 18 notices were mailed to property owners within 200 feet of this request; one returned in favor and two returned in opposition with concerns about the amount of trees removed. He stated that staff is recommending approval with conditions which he read into the record. MIN032014 Page 2 of 7 ITEM # ITEM DESCRIPTION Lynn Kadleck, P.E., Kadleck & Associates, 2000 N. Central Expwy., Suite 113, Plano, Texas, was present to represent this case, to address questions and stated agreement with staff's recommendations except he wanted the Commission to waived the tree mitigation fees. 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 Case No. PD -263R -SF -9, The Preserve at Oak Grove, a zoning change request from LI (Light Industrial) & SF -12 (Single Family -12) to PD -263R -SF -9 (Planned Development -263 Revised -Single Family -9), subject to the following conditions: 1. There will be additional engineering comments during detailed review. 2. Approval of a street with cul-de-sac exceeding the 600 -foot standard. 3. Tree removal permit required prior to start of construction. 4. Park development fees of $1,285 per unit are required. 5. Tree mitigation fees are required; remove condition "K" from PD Conditions statement. 6. Remove "adjacent to curb" from Condition D; sidewalks shall have a parkway between sidewalk and street. 7. No parking will be allowed around the cul-de-sac. 8. Garages along the cul-de-sac lots shall not be located closer than 22 feet from the sidewalk. Commissioner Robinson seconded; motion carried (7-0), with Commissioners Goodale, Sarma, Robinson, Haas, Portman, Darling and Blankenship voting in favor. None opposed. 7. PUBLIC HEARING: Consider approval of the Irby Addition, PH II - The Preserve at Oak Grove, Replat, being a replat of a portion of Lot 2, Block 1, of the Alford Media Addition to allow the subdivision of nine (9) single-family lots on 3.56 acres of property to be located at the extension of Oak Grove Lane, at the request of Tommy N. Cansler, TCCI Land Development, Inc., being represented by Lynn Kadleck & Associates. STAFF REP.: Gary Sieb Presentation: City Planner, Matt Steer introduced this companion case to the Commission with exhibits. One notice was mailed to the property owner. He stated that staff is recommending approval with conditions which he read into the record. Lynn Kadleck, P.E., Kadleck & Associates, 2000 N. Central Expwy., Suite 113, Plano, Texas, was present to represent this case, to address questions and stated agreement with staff's recommendations. MIN032014 Page 3 of 7 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 Robinson made a motion to approve the Irby Addition, PH H - The Preserve at Oak Grove, Replat subject to the following revised conditions: 1. Additional comments may be generated during detailed engineering review. 2. There will be no parking allowed in the cul-de-sac. 3. A tree removal permit must be procured prior to start of construction. 4. Park Development Fees of $1285 per lot will be assessed. 5. Remove `and/or Homeowner Associations' from the Flood Plain Note. Commissioner Sarmar seconded; motion carried (7-0), with Commissioners Goodale, Sarma, Robinson, Haas, Portman, Darling and Blankenship voting in favor. None opposed. Presentation Assistant Director of Planning, Marcie Diamond introduced Items 8, 9 & 10 to the Commission with exhibits and explained that all three Public Hearings will be opened so all three cases could be discussed. She mentioned that the Planning Commission recommended denial of a similar request for a concept plan for hotel, retail and multi -family uses and a detail site plan for 322 high density residential. City Council remanded the concept plan back to the Planning Commission for consideration to address various issues with the re -submittal. She stated that staff is recommending approval of these cases because they appear to address Council's issues if staff's conditions are met which she read into the record. 8. PUBLIC HEARING: Consider approval of Case No. PD-237R5-HC/RBN, Trinsic (REVISED), a zoning change request from A (Agriculture) to PD-237R5-HC/RBN (Planned Development -237 Revision 5 -Highway Commercial/Residential Urban Neighborhood), to attach a Conceptual Plan for hotel, multifamily, retail and office uses on 20.74 acres of property located on the east side of South Belt Line Road between East Dividend Drive and Chartwell Drive, at the request of Adam Brown, Trinsic Acquisition Companies. STAFF REP.: Marcie Diamond Adam Brown, Trinsic Acquisition Company, LLC, 3100 Monticello Avenue, Suite 900, Dallas, Texas, presented a slide presentation to the Commission, to addressed questions, Commission's concerns and staff's recommendations. He stated agreement with staff's recommendations except condition 1(a), `no building permit shall be issued for any high density development of Lot 2 until the hotel on Lot 1 is under construction, including a minimum, all underground utilities are installed and the slab has been poured'. MIN032014 Page 4 of 7 ITEM # ITEM DESCRIPTION Mike Garza, City of Coppell/Engineering Dept., 265 Parkway Blvd., Coppell, Texas addressed the Commission's concerns with the hooded left turn lane. 9. PUBLIC HEARING: Consider approval of Case No. PD -237R7 -HC, Springhill Suites, a zoning change request from A (Agriculture) to PD -237R7 -HC (Planned Development -237 Revision 7 -Highway Commercial), to attach a Detail Site Plan for a five -story, 120 -room hotel with accessory uses including meeting rooms, pool, fitness center and bar on 2.7 acres of property located on the northeast corner of South Belt Line Road and Chartwell Drive, at the request of Dilip Pranav, Chase Hospitality LLC. STAFF REP.: Marcie Diamond Dilip Pranav'Chase Hospitality, LLC, 8530 Esters Blvd., Irving, Texas, was present to represent this case, to address questions and concerns from the Commission and stated agreement with staff's recommendations except the parking requirements and condition l(a), ,no building permit shall be issued for any high density development of Lot 2 until the hotel on Lot 1 is under construction, including a minimum, all underground utilities are installed and the slab has been poured'. 10. PUBLIC HEARING: Consider approval of Case No. PD-237R6-RBN, Trinsic-Aura (REVISED), a zoning change request from A (Agriculture) to PD-237R6-RBN (Planned Development -237 Revision 6 -Residential Urban Neighborhood), to attach a Detail Site Plan for 311 multifamily units, retail/restaurant/office and accessory uses on 11.18 acres of property located on the eastside of South Belt Line Road between East Dividend Drive and Chartwell Drive, at the request of Adam Brown, Trinsic Acquisition Companies. STAFF REP.: Marcie Diamond Todd Jones, Younger Partners, 12700 Park Central Drive, Suite 820, Dallas, Texas, was present to represent this case, to address questions, Commission concerns and was not in agreement with all of staff's conditions. EXECUTIVE SESSION: Convene Executive Session (Closed to Public) A. SECTION 551.071, TEXAS GOVERNMENT CODE — CONSULTATION WITH CITY ATTORNEY. Chairman Haas convened into Executive Session at 8:56 p.m. as allowed under the above - stated article. Chairman Haas adjourned the Executive Session at 9:16 p.m. and reconvened the Regular Session. REGULAR SESSION RECONVENED: (Open to Public) * *Break * * 9: l 6 p. m. — 9:22 p. m. After the break, Chairman Haas read into the record the citizens who signed in as not wishing to speak during the public hearing but wanted to be read into the record as opposed to these three requests, 122 names were read. The sign in sheets are included with the minutes. MIN032014 Page 5 of 7 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. The following people spoke: John Watson, Sun Holdings, 3318 Forest Lane, Dallas, Texas, spoke in favor Ed White, 208 Spyglass Drive, Coppell, Texas, spoke in opposition Marla Williams, 137 Hollywood Drive, Coppell, Texas, spoke in opposition Amit Sangani, 739 Chateaus Drive, Coppell, Texas, spoke in opposition Ricardo Rodriquez, 513 Meadowood Lane, Coppell, Texas, spoke in opposition Henry Billingsley, Billingsley Company, 6701 Turtle Creek Blvd., Dallas, Texas, spoke in opposition Michelle Sneed, 730 Crestwood Drive, Coppell, Texas, spoke in opposition Izabella Lucas 207 Fieldcrest Loop, Coppell, Texas, spoke in opposition Doris Clark, 335 Hunterwood Court, Coppell, Texas, spoke in opposition Chairman Haas closed the public hearing. The actions for Items 8, 9, and 10 were as follows: Action: After discussion and the Public Hearing, Commissioner Portman made a motion to deny Case No. PD-237R5-HC/RBN, Trinsic (REVISED), as submitted. Commissioner Robinson seconded; motion carried (7-0), with Commissioners Goodale, Sarma, Robinson, Haas, Portman, Darling and Blankenship voting in favor. None opposed. Action: After discussion and the Public Hearing, Commissioner Portman made a motion to deny Case No. PD -237R7 -HC, Springhill Suites, as submitted. Commissioner Robinson seconded; motion carried (7-0), with Commissioners Goodale, Sarma, Robinson, Haas, Portman, Darling and Blankenship voting in favor. None opposed. Action: After discussion and the Public Hearing, Commissioner Portman made a motion to deny Case No. PD-237R6-RBN, Trinsic-Aura (REVISED), as submitted. Commissioner Robinson seconded; motion carried (7-0), with Commissioners Goodale, Sarma, Robinson, Haas, Portman, Darling and Blankenship voting in favor. None opposed. 11. Update on Council action for planning agenda items on March 11, 2014: A. An Ordinance for Case No. PD-265-TH-1, Canterbury Court, a zoning change from LI to PD-265-TH-1, to allow 15 single-family lots and two (2) common area lots on property located on the north side of East Belt Line Road, west of Moore Road. B. An Ordinance for Case No. PD-270-RBN, The Avenue at Denton Tap, a zoning change from C to PD-270-RBN, to allow 29 multifamily units and 8,575 square feet MIN032014 Page 6 of 7 ITEM # ITEM DESCRIPTION of office/retail uses on property located at the northwest corner of Southwestern Boulevard and South Denton Tap Road. C. North Lake Estates, Lot 17R, (Cavalry Construction), Site Plan, site plan approval to allow the development of a one-story, 4,799 -square -foot professional office (including 720 square feet of covered patio areas) with a detached garage on property located at the northeast corner of Howell Drive and Southwestern Boulevard. D. North Lake Estates, Lot 17R, (Cavalry Construction), Replat, a replat of Lots 17 & 18 of Northlake Estates to establish easements to allow an office building with a detached garage on property located at the northeast corner of Howell Drive and Southwestern Boulevard. E. Red Hawk Addition, Lot IR, Block A, Replat, a replat of Lots 1 & 2, Block A, into one lot to allow the construction of one single-family home on property located at the northwest corner of Bethel School Road and Blackburn Drive (131 & 135 Blackburn Drive). F. Blackberry Farm, Final Plat, a final plat to subdivide 54.8 acres of property for the development of 82 single-family lots and five (5) common area lots located on the north side of Sandy Lake Road, northeast of Starleaf Street. Assistant Planning Director, Marcie Diamond advised the Commission of Council's actions on March 11, 2014 and stated that Council approved all of the above -stated items except for Item B. 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CL a.Lu 0 ~ cn R3 0 Z m J' Z CL M a ;t L c T c ca U) O CL CL 0 I- 73 0 0 m U - N t0 CL LL O CL CL CL hi •,` CL .moi'` 0 CL m CL m R3 0 Z ca U) O CL CL 0 I- 73 0 0 m U t0 CL LL LL CL CL Q hi •,` CD .moi'` CL m CL m R3 Z m V Z CL a Q N Q Z CL ` Z U 4 r u < !_ NQ A CL 2 C V Nd m U) Z E D ID 2 m Z C? 4 H — Z ca U) O CL CL 0 0) E Z a N Q CL CL 0 I- 73 0 0 m U t0 CL LL CL CL Q hi CD ca CL m CL m Z m Z C Q Gf Q Z CL ` Z U 4 u < !_ NQ CL 2 Z7 Lll 0 Q 0) E Z a N Q CL CL 0 0 E z G LL c cl 73 m U CL CL CL Q hi CD _ m m Z Z C Q Gf Q Z CL ` U 4 u < !_ 0 E z G LL c cl 73 m C7 CL a. Q CD _ E m Z C Q z CL U 4 CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT PD -271 -SF -9 (CH), Oak Grove Lane P&Z HEARING DATE: April 17, 2014 C.C. HEARING DATE: May 13, 2014 STAFF REP.: Gary L. Sieb, Director of Planning LOCATION: North & South sides of Oak Grove Lane west of Coppell Road SIZE OF AREA: 7.87 acres CURRENT ZONING: SF -12 (Single Family -12) REQUEST: A Planning Commission called hearing to consider a zoning change request on 7.87 acres to PD-271-SF-9(CH) (Planned Development -271 -Single Family -9, Called Hearing), from SF -12 (Single Family 12) to allow the retention of existing homes, permit the development/redevelopment of homes on existing lots and allow the replatting of lots to a minimum size of 9,000 square feet. APPLICANT: A Planning Commission authorized public hearing. HISTORY: There has been no recent development activity on these single-family lots. Council approved a 9 lot single-family Planned Development subdivision on 3.5 acres just west of this subdivision on April 8, 2014. HISTORIC COMMENT: There are seven homes on Oak Grove Lane that have been identified in the Historic Resource Survey prepared in 2009 for the Coppell Historic Society as being constructed in the Minimal Traditional style—single story, gable roof, lack of ornamentation, etc. They are identified as Lots 2, 5, 6, 10, 20, 21, and 26, two of which the proposed developer of the property plans to redevelop. TRANSPORTATION: Oak Grove Lane is a 27 foot wide, asphalt, substandard residential street with no curb, gutter, or sidewalk contained within a 60 foot right-of-way. ITEM # 4 Pagel of 3 SURROUNDING LAND USE & ZONING: North: single-family residential; PD -100 -SF -9, planned development for detached single-family uses South: non -conforming mobile home park; 2F-9, duplex zoning East: single-family residential and public school; SF -7 single-family detached uses and Wilson Elementary School, PD -95 -SF -9 West: vacant and office/warehouse; currently SF -12 and LI, Light Industrial COMPREHENSIVE PLAN: Coppell 2030, A Comprehensive Master Plan, shows this land as appropriate for residential uses as an Urban Residential Neighborhood DISCUSSION: This Planning Commission called public hearing is the outgrowth of a zoning case heard by Commission last month that dealt with a property just to the west of this existing subdivision. As you recall, the zoning request on that parcel was for a change of zoning from LI and SF -12 to a Planned Development District for construction of 9 single-family, detached homes. During hearing deliberations, the developer of the zoning application indicated that he was discussing a like product on the existing Irby Subdivision. He also indicated that he had pending contracts with 7 of the 26 lot homeowners who were interested in selling their property. Because only a portion of the 26 property owners had committed to the proposed plan, staff recommended that the Planning Commission call a public hearing to determine proper zoning on the entire subdivision. Commission unanimously agreed to call the hearing, hence the case before you here. This action is similar to at least two other Commission called hearings --property along Bullock and Howell and another along Kaye Street. In both instances, there was strong neighborhood support for the Commission action. We feel, based upon conversation we have had with the potential developer and homeowners in the affected area that we will have support for this hearing also. Basically the Planned Development will be written in such a way that if a current property owner wants to remain in an existing structure, it will be allowed. In addition the granting of a PD will bring any non -conforming building (such as side yard violation, less that the normally required masonry construction, garage converted space, etc.) into conformance with the PD conditions. On the other hand, if an existing owner wants to sell property and allow the property to be redeveloped, there are conditions stated in the PD that allow redevelopment of single family, detached structures with appropriate yards, height, coverage, etc. Although an over -used term, this rezoning is a "win-win" for land owners. If one wishes to live in an existing home and leave the property as is, that is allowed. If one wants to sell and allow the lot to be redeveloped with free standing residential homes, that is allowed also. Staff supports this rezoning to Planned Development SF -9 with the following condition statement stated in our RECOMMENDATION portion of this report. RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION: Staff is recommending APPROVAL of this Commission Called Hearing with the following conditions: ITEM # 4 Page 2 of 3 A. Use Regulations A building or premise shall be used only for the following purposes: 1. Any use permitted in the SF -ED, SF -18, SF -12, or SF -9 districts. 2. Home occupation. 3. Such uses as may be permitted under the provisions of Special Use Permits in Sections 12-30-5 and 12-30-6 of the Zoning Ordinance. B. Maximum Height Regulation The maximum height regulations will be 35 feet nor more than 2'/2 stories in height. C. Area Regulations (Maximum of 26 lots) a. Minimum size of yards: (1) Front yard: 25 feet. (2) Side yard: 8 feet. Adjacent to a side street, 15 feet. Allowable non- residential uses, 25 feet. (3) Rear yard: 20 feet. D. Minimum Size of Lot: 10,000 square feet. E. Minimum Lot width: 70 feet at front building line. F. Minimum Lot depth: 150 feet. G. Minimum dwelling size: 1800 square feet, exclusive of garages, breezeways, and porches. H. Lot coverage: The combined area of the main buildings and accessory buildings may cover 35% of the total area. I. Two off-street parking spaces shall be provided per dwelling unit. J. Type of Exterior Construction: (A) All structures in existence at the time of this ordinance shall be considered conforming as to the masonry requirements. (B) Additions to existing homes may be of similar material as the materials of the existing structures, subject to compliance with current building code requirements. (C) All new residential construction shall be as follows: at least 80% 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% masonry exclusive of doors and windows. K. All residential structures are deemed conforming. Construction of new homes shall adhere to the regulations as set forth herein. 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. Area of Called Hearing (Exhibit "A") 2. Exhibit of Existing Conditions (Exhibit "B") 3. Historic Survey Map and Photos of Structures (3 pages) ITEM # 4 Page 3 of 3 N P —10 SF-9 E:EG.F'FFNhA!lE 1 1J J PD-100.-SF-9 Ci - LI PD-9 F- 2F-9 re D 107- F - Zoning Change Request: PD -271 -SF -9 (CH) N 26 Lots (500-549 Oak Grove Lane) W E EXHIBIT'A' S 4/10/14 EXISTING CONDITIONS PD -271 -(CH) SF -9 r OAK GROVE LANE •pis ' +- I■ Address Lot# Lot size Living Area Year Built 500 OAK GROVE LN LOT 25 13,563.47 1,551 1958 501 OAK GROVE LN LT 1 15;411.83 1,246 1957 504 OAK GROVE LN LOT 25 11,215.05 1,342 1958 505 OAK GROVE LN LOT 2 11,256.31 858 1963 508 OAK GROVE LN LT 24 10,730.41 1,352 1965 509 OAK GROVE LN LOT 3 11,175.85 1,108 1960 512 OAK GROVE LN LOT 23 10,704.50 1,906 1965 513 OAK GROVE LN BLK 1 LOT 4 11,076.72 2,940 1965 516 OAK GROVE LN LOT 22 10,692.18 1,414 1965 517 OAK GROVE LN LOT 10,958.35 864 1961 520 OAK GROVE LN LOT 21 10,589.41 1,152 1958 521 OAK GROVE LN LOT 6 10,877.65 910 1960 524 OAK GROVE LN LOT 20 10,658.04 876 1968 525 OAK GROVE LN LOT 7 10,881.01 2,040 1460 528 OAK GROVE LN LOT 19 10,674.41 1,766 1970 529 OAK GROVE LN LOTS 8 & 9 21,391.66 1,920 1959 532 OAK GROVE LN LT 18 10,653.07 2,339 1970 537 OAK GROVE LN LOT 10 10,583.57 1,176 1963 540 OAK GROVE LN LOTS 16 & 17 21,306.55 2,023 1963 541 OAK GROVE LN LT 11 10,524.10 1,456 1962 545 OAK GROVE LN LOT 12 10,432.12 1,461 1958 548 OAK GROVE LN LOTS 14 & 15 20,943.39 1,757 1965 EXHIBIT "B" 4/10/14 Map 4 Orale Grove Street District 38 I 57. 600 Ruby Rd,, 1948 (a) This house 'was built in the Ranch style and fea- tures a cross gabled roof and an inset fi`ont perch Supported by box columns. The house is conn- pt°isett of a mixture Of stone and vertical wood cladding, The structure includes an attachod ga- rage and a stone balustrade that extends beyond the facade of the house. 58. Skil 0A Grove St., 1958 (B) This louse was die home to the developer of Oak Grove Street, Casey Irby, Designed in the Minimal Traditionai style, it is a simple one story building with a crass gabled roof and a ga- rage in the rear that was added at a later date. 59. 505 flak Grove St., 1963 (C) Owned by the Jack White farnily in the 1950s and 196Ds; this Minimal Traditional style, wooden structure has an asymmetricat appear- ance. While it has a lack of decorative detail, it does maintain a .front gabled roof and an inset front porch with wood posts as visual interest. 60. 517 flak Grove St,, 1961 (G) This Minimal Traditional styled structure main- tains a simple symmetrical design, The one story structure has a side gabled roof with an inset porch supported by wooden pasts. The facade, inclzades two large windows with shutters and a rrdxturc of vertical and horizontal claphnjrd. 36 til, 520 Oak Grove St., ca. 1958 (C) This Minimal Traditional, asymmetrically de- signed, one story 110me was built in the 195{1s, The design is simple with fevv decorative dotails, but does include ornamental wrought iron sup- ports for the shed roof front porch. The structure features a hipped roof and vertical Wood siding. 62. 521 Oak Grove St.,1960 (C) Built approximately in 1960, the Minimal Tradi- tional style, one story structure has a cross ga- bled roof and an asymmetrical design. While lacUng decorative detailing, a small parch with wooden supports adorns. the front of the wooden structure and tho house features; a mixture of brick veneer and wood siding, 63. 524 Oak Grove St., 1968 (C) This home displays influences of the Neo- classical style, but still reflects Minimal Tradi- tional characteristics with a lack of decorative detail and ti simple design. The arse story house features a hipped roof and heveled siding and includes a hipped muf front porch supported by turned spindled wood pasts. 64. 537 Oak Grove St., 1963 (C) This Minimal Traditional designed, single story, wooden structure was built in 1963. The design is simple arad Symmetrical with a lack of detail and featuros a front gabled roof and small front Porch with wood posts. The uladding is a rrux- ture of reveled wood siding and painted brick veneer, which is located on the hover section of the louse, 37 WANK._ , dam.,: • til, 520 Oak Grove St., ca. 1958 (C) This Minimal Traditional, asymmetrically de- signed, one story 110me was built in the 195{1s, The design is simple with fevv decorative dotails, but does include ornamental wrought iron sup- ports for the shed roof front porch. The structure features a hipped roof and vertical Wood siding. 62. 521 Oak Grove St.,1960 (C) Built approximately in 1960, the Minimal Tradi- tional style, one story structure has a cross ga- bled roof and an asymmetrical design. While lacUng decorative detailing, a small parch with wooden supports adorns. the front of the wooden structure and tho house features; a mixture of brick veneer and wood siding, 63. 524 Oak Grove St., 1968 (C) This home displays influences of the Neo- classical style, but still reflects Minimal Tradi- tional characteristics with a lack of decorative detail and ti simple design. The arse story house features a hipped roof and heveled siding and includes a hipped muf front porch supported by turned spindled wood pasts. 64. 537 Oak Grove St., 1963 (C) This Minimal Traditional designed, single story, wooden structure was built in 1963. The design is simple arad Symmetrical with a lack of detail and featuros a front gabled roof and small front Porch with wood posts. The uladding is a rrux- ture of reveled wood siding and painted brick veneer, which is located on the hover section of the louse, 37 CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT PD -250R14 -H, Old Town Addition (Main Street) -Frost Cuixakeiy P&Z HEARING DATE: April 17, 2014 C.C. HEARING DATE: May 13, 2014 STAFF REP.: Matthew S. Steer, City Planner LOCATION: 717 Main Street SIZE OF AREA: 0.12 acres CURRENT ZONING: PD -250R8 -H (Planned Development -250 Revision 5 -Historic) REQUEST: A zoning change request to PD -250R14 -H (Planned Development -250 Revision 14 -Historic), to allow a freestanding sign located at 717 Main Street, approximately seven feet from the southeast corner of the property. APPLICANT: Owner: Frost Cupcakery Anna Wortman 717 Main Street Coppell, Texas 75019 Phone: (214) 783-0335 Email: anna(a�frostcupcakerytx.com HISTORY: In January 2007, approximately 17 acres were rezoned to Historic and the future land use plan was amended to allow for a continuation of the targeted uses outlined in the Old Coppell Master Plan - retail, offices, restaurants and similar uses. In August 2010, a final plat of the entire property was approved. This subdivided the larger tract of property for the purpose of establishing street rights- of-way and easements for necessary infrastructure to support development. This resulted in a total of seven blocks containing nine lots and seven different street segments. In April 2011, the zoning for the conceptual planned development was approved. This depicted the overall plan and presented the general regulations each Detailed Planned Development should follow. In April 2012, the first of the detail plans was approved for 44 patio -home lots. In May 2012, the Old Town Square was approved as was the entry feature of the subject property and an 80 - space parking lot. In August 2012, three retail/office cottages, a replica service station for a retail/restaurant site and a neon "Main Street Coppell" sign were approved. In October 2012, the Local Diner site was approved at the southeast corner of Bethel Road and recently constructed Main Street, east of the entry ITEM # 5 Pagel of 3 tower. In February 2013, Council approved a change allowing for administrative approval of Detail Planned Developments. Subsequent to this change, a total of four sites (two office/cottages, one restaurant, and one retail/service building) have been approved. The Twisted Root Restaurant and Quincy's Chicken House Detail Planned Development is pending administrative approval on the larger lot across the street to the south. HISTORIC COMMENT: There is no historic significance related to the subject property. TRANSPORTATION: Main Street is a two-lane divided boulevard within a 114 -foot right-of-way. Houston Street connects South Coppell Road with Hammond Street and serves as an east/west connector between East & West Main Streets. It is a 24 -foot -wide two-way street within an 81 -foot right-of-way with intermittent on -street angled parking on both sides. SURROUNDING LAND USE & ZONING North — Office/cottage; PD -250R8 -H (Planned Development -250 Revision 8 - Historic) South — Vacant restaurant pad site (Twisted Root & Quincy's Chicken); PD -250R8 - H (Planned Development -250 Revision 8- Historic) East — Vacant office/cottage site; PD-250R8-H(Planned Development -250 Revision 8- Historic) West - Parking lot; PD -250R8 -H (Planned Development -250 Revision 8- Historic) COMPREHENSIVE PLAN: Coppell 2030, A Comprehensive Master Plan, shows the property as suitable for development in accordance with the Old Coppell Historic District Special Area Plan. DISCUSSION: The Old Coppell Historic District Design Guidelines were adopted in 2005 and were incorporated as part of the Zoning Ordinance. The signage standards for the H District were written intentionally to be reviewed on a case by case basis and tend to be more subjective than the other districts standards. These allow for only attached signage that fit with the building's facade and do not obscure the building's character or hide any architectural elements. The intent of this was to provide areas specifically set aside for signage on each new proposed building's front facade. Within the Historic District Sign Section of the Zoning Ordinance, it is mentioned that "temporary and appropriate freestanding signs in yards" are compatible with the desired signage for the district. The intent of this statement is that the freestanding signs be both temporary and appropriate to be compatible for the District, not that permanent freestanding signs be allowed. Appropriate locations for temporary freestanding signs are in front of the business near the front entry, or in the case of a restaurant with outdoor dining in the front, an A - frame sign stating the specials for the day. Ideally, the proposed signage would be incorporated on the front facade as a blade sign on one of the columns. The applicant has explored this and believes that the sign would not be supported by the hollow column. Hence, the proposal for a freestanding sign was submitted. ITEM # 5 Page 2 of 3 In this particular case, the design of the permanent freestanding signage is appropriate (although not temporary) within this Planned Development. The proposal is an externally illuminated hanging aluminum sign on a black aluminum pole consistent with the light standards installed throughout the Historic District. However, the placement of the proposed signage is not appropriate. Originally, the signage was proposed on the corner of the site, roughly 7' in from the southeast property corner. Staff feels that the signage should be directly in front of the building, not to the side. It is understood that one obstacle with which the applicant has to contend, are the utilities in front of the building on the south side of the walkway leading from the sidewalk to the building. Staff has met with the applicant several times and on each occasion, the proposed sign location has moved closer to the front of the structure, but still remains outside the area where staff is comfortable recommending approval. The submittal attached, shows the signage 9.5 feet from the south property line (in line with the edge of the planting bed that surrounds the structure) and six feet from the east property line. This is not in front of the building and staff cannot support it at this location. The applicant has agreed to move it 6 inches closer to the front, but it would remain two feet outside the front yard. Staff believes that the ideal location would be between the utilities and the walkway leading to the structure or to the north of the walk and is recommending approval of the freestanding sign as long as it is moved to the front of the structure. RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION: Staff is recommending APPROVAL of the Planned Development Revision to allow freestanding signage for the Frost Cupcakery as long as the proposed location is moved to the front of the structure. 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. Sign Design 2. Site Plan ITEM # 5 Page 3 of 3 ed m Jm Nr CD E � o _0) CD LO i 1J:IUIS NIVh Q rRir�arrirrirer iieiii+rrrrrir, #� . '4ao44dC09 l OmOdtlm40Ya - ylril r Kr r1rr - s��si if i1 � •� r i r I! y P Pkriie�iii � o°a tllirir rr. b 6b 9. a iL � r F Ir I�I I 7 � l � { y� 4 } li ii CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT Freeport North Addition, Lot 2R, Block 3, Site Plan Amendment P&Z HEARING DATE: April 17, 2014 C.C. HEARING DATE: None required as P&Z is the Final Authority on Site Plans. STAFF REP.: Matthew S. Steer, City Planner LOCATION: SWC of South Royal Lane and Gateview Boulevard SIZE OF AREA: 12.1 acres of property CURRENT ZONING: LI (light -Industrial) REQUEST: A site plan amendment to allow the retention of the existing 70,000 -square -foot office/warehouse building and the addition of a 100,000 -square -foot office/warehouse building with associated improvements. APPLICANT: Owner: DCT Royal Lane LLC Joe Williams 5430 LBJ Freeway, Ste 1030 Dallas, Texas 75240 Phone: (972) 982-8550 JWilliams(cr�,DCTIndustrial. com Engineer: Pacheco Koch Clayton Strolle 8350 N Central Expressway, Ste 1000 Dallas, Texas 75206 Phone: (972) 235-3031 CStrollegpkce.com HISTORY: The eastern portion of this lot was approved for a 70,000 -square -foot office/warehouse and platted as Lot 2, Block 3 Freeport North Addition in February 2003. It was subsequently constructed and has been operating as the headquarters for Product Support Services (PSS) Net ever since. The vacant tract to the west is proposed to be incorporated into this lot and a second office warehouse building to be constructed with this proposal. HISTORIC COMMENT: This property has no historic significance. TRANSPORTATION: Gateview Boulevard is a 45 -foot wide undivided collector in 60 feet of right-of-way. Royal Lane is a C413/6 -four -lane divided thoroughfare in 110 feet of right-of-way (adequate for a six -lane divided thoroughfare). ITEM # 6 Pagel of 3 SURROUNDING LAND USE & ZONING: North- existing office/warehouse; LI (Light Industrial) South — existing office/warehouse; LI (Light Industrial) East — existing office/warehouse; LI (Light Industrial) West - Fellowship Church; LI (Light Industrial) COMPREHENSIVE PLAN: Coppell 2030, A Comprehensive MasterPlan, shows this property as Industrial Special District which is suitable for an office/warehouse development. DISCUSSION: This is a request for Site Plan approval to allow for the construction of a 41 -foot high, 100,000 -square -foot speculative office/warehouse building on a vacant property which is proposed to be incorporated to the west of the existing Lot 2, Block 3, Freeport North (currently the headquarters for PSS Net in a 70,000 square foot office/warehouse) forming a revised 12.1 acre lot. Parking: Under the required parking ratios of one parking space for 1,000 square feet of warehouse space and one per 300 square feet of office space, 147 parking spaces would be required for the new structure, which includes 20% devoted to office space and 80% for warehouse. The existing building requires 134 spaces (previously approved in 2003). Currently, there are 213 parking spaces on the existing site; proposed are 99 new parking spaces for the new site totaling 312 spaces which exceeds the required 281 parking spaces by 11%. Monument Sign/Attached Signage: No additional monument sign is proposed with this development and the attached signage will be required to meet the signage requirements of the Zoning Ordinance. Tree Survey/Landscape Plan: The applicant is proposing to save 480 caliper inches of the 926 caliper inches of protected trees on site. The Landscape Plan submitted exceeds the City's minimum planting and area requirements. There are 64 overstory trees required. In addition to the existing 39 trees to remain, there are 75 four -caliper inch and eight three -caliper inch proposed to be planted. As shown on Sheet L1.02, with the preservation and landscaping credits, roughly $1,500 will be required to be contributed to the City of Coppell Reforestation and Natural Areas Fund. The Landscape Architect is contemplating upsizing more of the proposed trees on site to offset some of the cost. Either alternative will meet the ordinance requirements. Access: There are two additional ingress/egress points proposed on Gateview. One is proposed to be located at the west end and one at the middle of the new site. A fire lane/mutual access easement is proposed to run north/south on the west side of the new building and will extend to the existing site south of the proposed building. The fire lane is 24-28 feet in width and widens to 45 feet at the western ingress/egress point. The standard sidewalk note has been added to both the plat and site plan stating that sidewalks will be added along Gateview and Royal when deemed necessary by the City Engineer. ITEM # 6 Page 2 of 3 Elevations: The proposed building colors and materials are off-white, khaki, and navy blue tilt wall with articulation, accents and reveals throughout. There are entries proposed at each end that will have large windows and grey metal canopies. A simulated entrance is located in the middle with dashed lines indicating potential for windows and doors. The color elevations (11"x17" sheet) correctly represent the proposed colors of the building. The black and white elevations have one too many colors for the LI District and will be revised for the file if approved. All and all, this is a pretty straightforward Site Plan request and staff is recommending approval. The Planning and Zoning Commission will be the final authority as this is a Site Plan request not requiring Council action. RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION: Staff is recommending APPROVAL of this request subject to the following conditions: 1. Additional comments may be generated upon detailed engineering plan review. 2. A tree removal permit is required prior to construction. 3. Tree retribution fees are $1,500. 4. Revise the black and white elevations to correctly represent the three proposed paint colors. ALTERNATIVES: 1. Recommend approval of the request 2. Recommend disapproval of the request 3. Recommend modification of the request 4. 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HEARING DATE: May 13, 2014 STAFF REP.: Matthew S. Steer, City Planner LOCATION: SWC of South Royal Lane and Gateview Boulevard SIZE OF AREA: 12.1 acres of property CURRENT ZONING: LI (light -Industrial) REQUEST: A replat of Lot 2, Block 3 (5.7 acres) and a minor plat to incorporate 6.4 acres of unplatted property to allow for the retention of the existing 70,000 -square -foot office/warehouse building and the construction of a 100,000 -square -foot office/warehouse building with associated improvements. APPLICANT: Owner: DCT Royal Lane LLC Joe Williams 5430 LBJ Freeway, Ste 1030 Dallas, Texas 75240 Phone: (972) 982-8550 JWilliams cr,DCTIndustrial.com Engineer: Pacheco Koch Clayton Strolle 8350 N Central Expressway, Ste 1000 Dallas, Texas 75206 Phone: (972) 235-3031 C Stroll e(2pkce. com HISTORY: The eastern portion of this lot was approved for a 70,000 -square -foot office/warehouse and platted as Lot 2, Block 3 Freeport North Addition in February 2003. It was subsequently constructed and has been operating as the headquarters for Product Support Services (PSS) Net ever since. The vacant tract to the west is proposed to be incorporated into this lot and a second office warehouse building to be constructed with this proposal. HISTORIC COMMENT: This property has no historic significance. TRANSPORTATION: Gateview Boulevard is a 45 -foot wide undivided collector in 60 feet of right-of-way. Royal Lane is a C413/6 -four -lane divided thoroughfare in 110 feet of right-of-way (adequate for a six -lane divided thoroughfare). ITEM # 7 Page I of 2 SURROUNDING LAND USE & ZONING: North- existing office/warehouse; LI (Light Industrial) South — existing office/warehouse; LI (Light Industrial) East — existing office/warehouse; LI (Light Industrial) West - Fellowship Church; LI (Light Industrial) COMPREHENSIVE PLAN: Coppell 2030, A Comprehensive Master Plan, shows this property as Industrial Special District which is suitable for an office/warehouse development. DISCUSSION: This is the companion request to the Site Plan. The purpose of the request is to replat Lot 2, Block 3 (5.7 acres) to incorporate 6.4 acres of unplatted property to allow for the retention of the existing 70,000 -square -foot office/warehouse building and the construction of a 100,000 -square -foot office/warehouse building. The existing easements dedicated on the original plat will be retained and a fire lane/mutual access easement is proposed to be dedicated. It is proposed to run north/south on the west side of the proposed building and will extend to the existing site, south of the proposed building. This fire lane is proposed to be 24- 28 feet in width and widens to 45 feet at the western ingress/egress point. A mutual access easement is also being included on the existing fire lane easements. The standard sidewalk note has been added to the plat stating that sidewalks will be added along Gateview and Royal when deemed necessary by the City Engineer. Staff is in support of this request and is recommending approval. RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION: Staff is recommending APPROVAL of this replat request, subject to the following conditions being met: 1. Additional comments may be generated during detailed engineering plan review. 2. Correct the vicinity map to correctly reflect the entire property. ALTERNATIVES: 1. Recommend approval of the request 2. Recommend disapproval of the request 3. Recommend modification of the request ATTACHMENTS: 1. Replat (2 pages) ITEM # 7 Page 2 of 2 'a$ 3NV7 a 7VAOM � \ (ovozxoa tr ren) ac m \ , 1 gp Ra \ —acII--- a77- �-------I-� - �) � �I `� vI 11111�=p I I3g � I I II II Iljl �a I �' 1I sl 1 =II I iu o use �� II 1 x 54 I I II II II II i II a- 1 J €_ III III b z€ III n9 REHM 1 �-�"- I 1 1 a_ III 1 1 Asa m� I IR��III x�c 3�\ IIIf I \ II r 1 It1!1 Ic \ 1 \ \ 1 VIc�\o A 1 1 �ef ae do �o Pae@a � 1 1 � ,vowaov aiaov iaod3dadt Noo-ra `azloi-iv�d3a 'z coN O o Z N O U H, 0 zo�wK ag OCCp����a ?mwpA pJ as oortl I� z dm ILL W Q o zo��o�oN-oo uj z �z^ 680 rc 4 a LL nz¢ o a Y Z 3 J mm3 0 3 z3n3jN 0 o�o�d4 C* 0 0- 0 -0 X L - M--Joa'L'O? LLI -O-C-^o o ERIC W CM Im LL 00 J Z PAI 9 oECFN441, i' a UP HN 4 �E an 6_v 19, 61 t, Hq Z 09 .1 NI at I i Ali ni A t W1 2 dI -ti Ed !q I, QI it 2S 4 t"R UR E