BM 2000-02-17 PZ Minutes of February 17, 2000
PLANNING AND ZONING COMMISSION
The Planning and Zoning Commission of the City of Coppell met in pre-session at 6 p.m., and in
regular session at 6:30 p.m., on Thursday, February 17, 2000, in the Coppell Town Center, 255
Parkway Boulevard, Coppell, Texas 75019. The following members were present:
Chairman Rick McCaffrey
Vice Chairman Texx Stewart
Commissioner Anna Kittrell
Commissioner Jon Nesbit
Commissioner Greg McGahey
Commissioner Drew Halsey
Commissioner Sam Clark
Also present were Assistant City Engineer Mike Martin, City Attorney Bob Hager, Attorney David
Dodd, Civil Engineer Kent Collins, Planning Director Gary Sieb, Assistant Planning Director Marcie
Diamond, City Planner Isabelle Moro and Sr. Administrative Secretary Barbara Jahoda. Fire Marshal
Travis Crump was absent.
PRE-SESSION (O~en to the Public)
1. Briefing on the Agenda.
Staffbriefed the Commission on the cases.
REGULAR SESSION (O~en to the Public)
2. Call to Order.
Chairman McCaffrey called the meeting to order.
3. Approval of Minutes dated January 20, 2000.
Commissioner Halsey made a motion to approve the minutes of January 20, 2000, as written.
Commissioner Kittrell seconded; motion carried (7-0) with Commissioners Nesbit, McGahey,
Kittrell, McCaffrey, Halsey, Clark and Stewart voting in favor. None opposed.
4. CONTINUATION OF PUBLIC HEARING: Consider approval of Case No. PD-178R,
Town Center West, Detail Site Plan Review of a Retail Center, zoning change request to
amend the planned development and allow the construction of a 13,393 square foot
retail facility on approximately 1.8 acres of property located at the southwest corner of
N. Denton Tap Road and Town Center West Boulevard, at the request of Dowdey,
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Anderson and Associates, Inc.
Planning Director Gary Sieb announced that because of an advertising notification error, the
Commission would not hear Item No. 8 relative to the Coppell High School screening issue.
He advised those in attendance that notices will again be mailed to all affected property owners
as to when this case will be heard.
He then introduced Item No. 4 to the Commission, showed exhibits of the proposal and
reviewed the history of the case. He reminded the Commission that when this case was
originally approved in the summer of 1999, it was a Conceptual Planned Development.
According to the Ordinance, a detailed plan must be approved by a Public Hearing process;
hence the application for this use and the following use on this property. Mr. Sieb stated that
the original application was for a retail use, but now is for a retail/medical/restaurant use. In
addition, the landscaping has been changed with this application which now complies with the
landscape requirement on the south side of the building. He then reviewed the setbacks with
the Commission, indicating that the applicant will landscape and maintain the 10' strip between
the Huntington Ridge subdivision and Town Center West Boulevard. Because the developer
did not appear at the Development Review Committee meeting, staff has not had an
opportunity to resolve outstanding issues, which he then brought to the Commission's
attention. Mr. Sieb went on to say that if staff concerns can be addressed to the Commission's
satisfaction, this case can be approved.
Bill Anderson, Dowdey, Anderson & Associates, Inc., 5225 Village Creek Drive, Suite 200,
Plano, TX 75093, was present to represent this item before the Commission and answer any
questions, addressing staff concerns. He distributed to the Commission a drawing showing
brick pavers on the south entrance, making reference to the Volume and Page where the rights-
of-way had previously been dedicated to the City. Mr. Anderson stated that this project will
resemble the architecture of Eleanor's Square across the street, stating that the building will be
35' in height. Relating to the placement of the monument sign, Mr. Anderson stated that
because of a large pecan tree along Denton Tap Road, the applicant has chosen to place the
monument sign at the south entrance so that the tree's root system would not be damaged. He
then addressed the landscaping issue, stating the combination of Lot 1 and the less intensive use
on Lot 2 meets and exceeds requirements. Finally, Mr. Anderson stated that along Denton Tap
Road, they would like to use 30' light standards; to the rear, 30' light standards would also be
installed with appropriate reflectors, shielding the adjacent residential development.
Alan Hinckley, representing the estate owners, 12201 Merit Drive, Dallas, TX, also addressed
the Commission. He stated that Lot 1 is approximately 1,500 square feet short of the
landscape requirement, reiterating that the building on Lot 2 will only be 12' in height and
requires less parking, thus allowing an increase in landscaping on that property. Overall, Mr.
Hinckley stated that the landscaping is 200 percent greater than what was previously approved
with the Conceptual PD. He then stated that he has an agreement with the property owner to
the south regarding access which will be presented to the City prior to the final platting
process.
When asked whether or not the applicant had addressed the lighting issue with the adjacent
homeowners, Mr. Anderson stated that he had not realized this was an issue. When questioned
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about the number and height of light standards, Mr. Hinckley responded that when retail or
commercial shopping centers are built, it's very important to have adequate lighting for the
safety issue, indicating that the shielding of lights have been very successful at the Kroger store
and other centers that even use 40' light standards. Commissioner McGahey stated that he
wanted to make sure that a glare situation won't exist for adjoining property owners. Mr.
Hinckley stated that adequate lighting (24 hours a day) is necessary on his property for
insurance and liability reasons and then indicated where these light standards would be located.
Being a continuation of the Public Hearing, Chairman asked for people present who wanted to
speak either in favor or opposition or wanted to comment on this request to come forward.
Those speaking were:
Eric Wewers, 135 Clover Meadow Lane, Coppell, TX - Expressed concerns on behalf
of the Homeowners' Association regarding the lighting issue. He stated that the
lighting is a critical issue with Huntington Ridge because the houses are lowered
anywhere from 6' to 10', or are, an average, 8' lower than the grade as it exists now
along the south side of the brick wall. He feels a 30' light standard, even with a shield,
will create light and glare coming into the back of those homes. When people bought
into that subdivision, they were made aware of the fact that there was an easement to
the City for street access to the high school, although it was explained to be an
alleyway. He stated that a 20' standard, although it's still high with the drop in
elevation, is the best route to go.
Margaret Kressmann, 131 Clover Meadow Lane, Coppell, TX - Is also on the Board
of Directors for the Homeowners' Association and speaks for it and herself, as well,
since her property backs up to the brick wall. She called to the Commission's attention
the fact that the Sonic facility turns off half its lights on the main building and all the
lights on the extensions at 11 p.m.
April Bietila, 184 Diamond Ridge, Coppell, TX - Is concerned about the proposed
lighting for this facility. Her home backs up to this proposal and their bedroom
window will face these lights. She wants the lights dimmed as much as possible.
Since the main concern seems to be the lighting issue, Alan Hinckley proposed lowering the
standards to 25' to avoid the "shadow" effect and the possibility of turning off one or two of
the lights at night that would affect property owners. He emphasized the need of some lighting
for security reasons and volunteered to work with the homeowners for the best solution. Bill
Anderson mentioned that from the City perspective, some sort of light will probably be
necessary along Town Center West Boulevard. Commission McGahey expressed concern that
this applicant is using a public street to act as their internal circulation. Planning Director Sieb
stated that typically, the City would require 90' between curb cuts on a street that allows a
traffic speed of 25 or 30 miles per hour; however, when the conceptual PD was approved,
there was a condition for curb cuts every 40 feet and landscape islands could have 20 spaces
vs. 15 parking spaces before an island is required. He then discussed a concept PD vs. detailed
PD, stating that if this property were one lot, he would agree that the applicant more than
meets the Landscape Ordinance requirements; however, it is two lots and minimum landscape
guidelines must be met for each lot. He noted that the Commission can approve a Planned
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Development with less landscaping than is required, but the applicant needs to have a
compelling reason for this deviation, reiterating the fact that before he can bring this case to
Council, accurate landscape calculations for each lot must be received by staff. Mr. Sieb then
stated that 24-hour lights is a big concern to him, mentioning that when the Kroger case went
through, lighting was a big issue with homeowners, mentioning that Kroger hired a lighting
consultant to decide how bright the lights should be, etc. Commissioner McGahey again stated
that he has a huge concern about using a public street as the end of a drive aisle, stating that it
is an unsafe situation, coupled with the fact that inexperienced high school students will be
driving it. Bill Anderson explained the history of this site, stating this property is extremely
narrow and since there are no access points from the west side along the brick wall, traffic will
be minimum. He also reminded the Commission that the two uses for this property are not
intensive. Commissioner McGahey suggested orientating the retail building along Denton Tap
Road differently to offer other opportunities to possibly create a safer situation.
Chairman McCaffrey closed the Public Hearing.
Chairman McCaffi-ey called for an Executive Session at 7:25 p.m., pursuant to Section 551.071
of the Texas Government Code to consult with the City Attorney regarding a legal issue in this
case. At 7:55 p.m., Chairman McCaffi-ey called the Public Hearing back to order.
Commissioner McGahey made a motion to approve Case No. PD-178tL Town Center West,
Detail Site Plan of a Retail Center, subject to the following conditions:
1. Two points of ingress and egress will be allowed on the north side of the
property.
2. Height of light poles along Denton Tap Road not to exceed 30 feet. All other
light poles to the west of the retail facility shall not exceed 20 feet in height.
3. The 20' light poles shall be shielded and turned off no later than 11 p.m. Ail light
poles shall meet City standards for shielding and glare.
4. Lot 1 shall address the City's landscape requirements. Calculations must be
completed and submitted prior to the City Council hearing.
5. A copy of the shared access agreement with the south property owner shall be
provided to City staff prior to the Council hearing.
6. Building signage, i.e. raceway, returns and plex space (not fonts) shall match that
of Eleanor's Square.
7. Total height of building shall not exceed 35 feet.
8. Brick pavers shall be provided in south driveway.
9. Applicant shall install, irrigate and maintain the landscaping along the north side
of Town Center West Boulevard to City standards.
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10. The monument sign location shall be as shown on the Site Plan.
11. Tenant signage shall reflect CIVIC guidelines.
12. Show overall height of structures on all elevations.
13. Approved PD setbacks need to be noted on all plans.
Commissioner Nesbit seconded the motion; motion carried (7-0) with Commissioners Nesbit,
McGahey, Kittrell, McCaffrey, Clark, Halsey and Stewart voting in favor. None opposed.
5. CONTINUATION OF PUBLIC EARING: Consider approval of Case No. PD-178R2,
Town Center West, Detail Site Plan of the Children's Courtyard, daycare and child
development centers, zoning change request to amend the planned development and
allow the construction of a 10,262 square foot daycare and a 10,545 square foot child
development center on approximately 2.7 acres of property located along the south side
of Town Center West Boulevard, approximately 320' west of N. Denton Tap Road, at
the request of Dowdey, Anderson and Associates, Inc.
Planning Director Gary Sieb introduced the item to the Commission, showing exhibits of the
proposal, stating that these facilities will accommodate approximately 334 children. He
compared this proposal to that made on the original concept PD and stated that staff is
troubled by three or four items which he then addressed; i.e., the solid brick wall on the south
side of the property, partially the financial responsibility of the adjacent property owner, whose
property is in foreclosure at the present time, the overall landscaping calculations for Lot 2 are
needed before this case can be forwarded to Council, and amount of traffic generated by this
use since its peak hours track very closely to those of the high school. Mr. Sieb went on to say
that this information has not been received from the applicant and staff recommends denial of
this request.
Bill Anderson, Dowdey, Anderson & Associates, Inc., 5225 Village Creek Drive, Suite 200,
Plano, TX 75093, was present to represent this item before the Commission and answer any
questions. He stated that the applicant has worked hard with staff on this property and hired
DeShazo, Tang & Associates, Inc., to do a traffic study. Mr. Anderson stated that the daycare
will install a landscaped vinyl-coated chain-link fence until such time as the property owner to
the south can complete his project, which includes a brick wall. He then introduced Tom
Simerly, DeShazo Tang & Associates, Inc., 400 S. Houston Street, Dallas, TX 75202. Mr.
Simerly addressed the traffic issue, having monitored traffic effects for the morning and
afternoon peak hours of Courtyard facilities in Flower Mound and Lewisville. He also
compared those traffic counts to those that a 70,000 square foot office might generate during
these same peak hours and found that they would be comparable. He showed graphs of both
facilities (attached as Exhibit A). He then discussed the daycare's effect upon the traffic light at
Denton Tap, stating that it would not be dramatically affected. Commissioner Halsey
questioned the discrepancy of the number of cars in the morning vs. the number in the evening.
At this point, Jim Mills, President of the Children's Courtyard, Inc., 1825 Wimbleton Drive,
Arlington, TX 76017, addressed the Commission. He attempted to address the discrepancies,
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stating that approximately 75 percent of parents take their children to school in the morning
and the daycare picks them up when schools is out. Then parents come to the child
development facility in the evening to pick them up, which increases the number of trips. He
added that afternoon trips are not in conflict with the high school traffic.
Planning Director Sieb clarified the comparison of this facility with those in Flower Mound and
Lewisville, stating that those two facilities are located on 4-lane divided streets, not a local
street. He added that the high school peak hours are 7-8 a.m. and 3:15 - 4 p.m., although this
figure varies due to activities. Mr. Simerly added that because the high school has yet to
determine how Town Center West Boulevard is to be used, an accurate traffic count is not
possible. He stated that the only users of this street will be the high school and this retail and
daycare center. Mr. Simerly stated that Flower Mound and Lewisville daycare facilities are
located near very large high schools and interact with high school traffic very easily. Bill
Anderson noted that he had done several daycare facilities in Coppell and all are located in
Commercial zoning districts and speed bumps will be built in Town Center West Boulevard
and the signal light at Denton Tap Road should ease the traffic issue.
Chairman McCaffrey opened the Public Hearing, asking for people present who wanted to
speak either in favor or opposition or wanted to comment on this request to come forward.
Those speaking were:
Eric Wewers, 135 Clover Meadow Lane, Coppell, TX - Is primarily concerned with
the traffic flow and the safety issue of the street. He sees a problem with the mixture of
traffic going to and from the high school and this facility, agreeing that a lot of it
depends on how the high school decides to utilize the access of this street. He has a
grave concern if Town Center West Boulevard will be used as a free flow of traffic by
parents and kids to access the high school. Relying on his experience with daycare
centers, he feels there's more than one car every 60 seconds going in and out of these
facilities during peak hours. He related another concern in that this daycare is fairly
isolated, being set off and hidden, and feels this creates a security issue, as well. Other
daycare facilities are generally out in the open with clear fields of vision around them,
although his primary concern is with traffic and the potential of accidents.
Chairman McCaffrey closed the Public Heating.
Kent Collins, Civil Engineer with the City, addressed the Commissioners' questions relative to
traffic direction flow, stacking abilities, etc. Mr. Collins stated that he would not refute
Mr. Simerly's testimony, but the City does not know what the traffic will be like in this area.
Most of the traffic on Town Center West Boulevard will be dictated by what the high school
does on the site. If this road is used for parent drop-off, there will be heavy two-way traffic
movement in the morning, but this volume is unknown at this time, nor does the City know
what the traffic will be at this development. Data has been collected at two other sites in
neighboring cities on four-lane divided roadways with one point of access and no median
opening, but whether that is representative of Coppell, no one knows. What is known is that
there is heavy two-way movement and traffic going into this site will create a conflict and is a
safety issue with the City. He feels that the average users at peak times for the daycare would
be higher than the quoted 60/hr. Mr. Collins mentioned that the clear high peak hours
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for the high school are 7:45 a.m. - 8 a.m. and 3:15-4:15 p.m. He stated that presently the high
school has one point of access off Parkway Boulevard and to have better circulation, Town
Center West Boulevard was created.
Discussion followed relative to the possibility of limiting access to the daycare to a one-way in
and out traffic flow, the circulation plan for the high school, peak traffic flow, night security
lights at the daycare facility, the fencing issue, etc.
Commissioner Stewart made a motion to approve Case No. PD-178R2, Town Center West,
Detail Site Plan of the Children's Courtyard, subject to the following conditions:
1. Light standards shall not exceed 20' in height and will be screened
appropriately, being sensitive to the surrounding residential development.
2. The one-way ingress and egress off`Town Center West Boulevard be
marked and a loop treatment shall be observed.
3. Landscape calculations for Lot 2 be provided to staff`before the City
Council hearing.
4. Light standards shall be turned off`no later than 11 p.m.
Commissioner Kittrell seconded the motion
Planning Director Sieb advised the Commission that revised plans showing the vinyl-coated
fence vs. the brick fence need to be provided.
Commissioner Stewart amended his motion to include the following:
5. Revise Site Plan to reflect a 6' chain-link black vinyl coated fence along
the south side of the property.
Commissioner Kittrell seconded the amendment; motion carried (7-0) with Commissioners
Nesbit, McGahey, Kittrell, McCaffrey, Clark, Halsey and Stewart voting in favor. None
opposed.
6. Consider approval of the Town Center West, Lots 1 and 2, Block A, Preliminary Plat, to
allow the development of a retail center, daycare facility and child development center
on approximately 4.5 acres of property located at the southwest corner of N. Denton
Tap Road and Town Center West Boulevard, at the request of Dowdey, Anderson and
Associates, Inc.
Planning Director Gary Sieb introduced the item to the Commission, showing an exhibit of the
proposal, stating approval needs to be conditioned on the fact that the Volume and Page
numbers need to be shown on the plat and the applicant needs to abide by the departmental
comments attached to the Staff`Report.
Bill Anderson, Dowdey, Anderson & Associates, Inc., 5225 Village Creek Drive, Suite 200,
Plano, TX 75093, was present to represent this item before the Commission and answer any
questions.
No discussion followed.
Commissioner Halsey made a motion to approve the Town Center West, Lots 1 and 2, Block
A, Preliminary. Plat, subject to the following conditions:
1. Volume and Page numbers must be shown on the Plat.
2. Compliance with Fire Department and TXU comments.
Commissioner McGahey seconded the motion; motion carried (7-0) with Commissioners
Nesbit, McGahey, Kittrell, McCaffrey, Clark, Halsey and Stewart voting in favor. None
opposed.
7. CONTINUATION OF PUBLIC HEARING: Consider approval of Case No. S-1173~
S~rint PCS Antenna, zoning change request from C (Commercial) to C-S.U.P.
(Commercial, Special Use Permit) to allow the construction of a 65'-high monopole to
accommodate the Sprint PCS wireless communication antennae and CISD two-way
radio antennae, as well as 4 equipment cabinets at the base of the tower at Coppell
Middle School West Campus, 1301 Wrangler Road, at the request of Zone Systems, Inc.
City Planner Isabelle Moro introduced the item to the Commission, showing exhibits of the
proposal, stating the site is remote from any major divided thoroughfare; the 1,200 square foot
area will be fenced by an 8' high chain-link fence, with three strands of barbed wire. She added
the concrete foundation measures 256 square feet where 4 equipment cabinets, measuring
approximately 36.5 square feet, would be located. The tower would be concrete and located
within this fenced-in area and landscaped with 35 24" tall Nellie R. Stevens holly plants around
the perimeter of the fence. She then referred to staff's recommendation the previous month,
encouraging the applicant to collocate on one of many existing light standards at the adjacent
ball fields; however, staff now understands that the ball fields and light standards will be
removed from this area in June or July so staffnow supports Sprint's request to construct a 65'
monopole, subject to the five conditions she read into the record.
Peter Kavanagh, Zone Systems, Inc., 1620 Handley Drive, Suite A, Dallas, TX 75208, was
present to represent this item before the Commission and answer any questions, stating that he
concurs with staff comments. He reiterated that fact that this remote location is an excellent
site for this use and stated that Sprint will be paying rent to the school district, which is a plus
for the City of Coppell.
Commissioner McGahey asked for clarification of the first condition relative to needing a 24'
wide concrete fire lane if other facilities were built at this site. Ms. Moro answered his
question.
Being a continuation of the Public Hearing, Chairman McCaffrey asked for people present who
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wanted to speak either in favor or opposition or wanted to comment on this request to come
forward.
There were none.
Chairman McCaffrey closed the Public Hearing.
Commissioner Nesbit made a motion to approve Case No. S-1173, Sprint PCS Antenna,
zoning change request from C to C-SUP., subject to the following conditions:
1. A full 24' wide fire lane is required to this site. A temporary fire lane will be
acceptable provided the fire lane is constructed of asphalt capable of
supporting a 40,000 lb. load. Also, if any additional buildings are added at a
later date, a full 24' wide concrete fire lane will be required.
2. A notarized statement by the applicant that the tower will accommodate
collocation of any additional antennae for future users must be submitted prior to
Council approval.
3. Provide a legal description of the property.
4. Adjust the Landscape Plan to indicate a green vinyl coated chair-link fence with
no barbed wire.
5. Submission of an Irrigation Plan.
Commissioner Clark seconded the motion; motion carried (7-0) with Commissioners Nesbit,
McGahey, Kittrell, McCaffrey, Clark, Halsey and Stewart voting in favor. None opposed.
A 10-minute break was observed at 9 p.m.
8. CONTINUATION OF PUBLIC HEARING: Consider approval of Case No. PD-183,
CoDDell High School, zoning change request from C and SF-12 (Commercial and Single-
Family-12) to PD-C (Planned Development, Commercial), to allow a 6' high decorative
metal screening fence with landscaping along the northern edge of the new parking lot,
as well as incorporate the previously approved site plan allowing the construction of
concession stands, a press box, additional seating at the existing football stadium, as well
as a multipurpose building, tennis court, tennis center, storage facility and additional
parking on property to this planned development to be located at 185 W. Parkway
Boulevard, at the request of Glenn Engineering, Inc.
Due to an advertising error, this case was not heard.
9. PUBLIC HEARING: Consider approval of Case No. PD-98R, Village at Cottonwood
Creek, Section. 1, zoning change request for property zoned PD-98 (Planned
Development-98, Single Family-9), amending the planned development conditions to
allow for the reduction of the 8' side yard setback to 5' and to permit the construction of
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a garage and a family room on approximately 0.8 acres of land located at 226 Winding
Hollow Lane, at the request of Thomas and Ronette Joplin.
City Planner Isabelle Moro showed exhibits, including a color board of the proposal, stating
that after visiting the site, staff had some concern regarding the size and scale of the addition
and how it would affect the homeowner to the south who has a number of windows
overlooking this new addition. However, because letters in support were received from
homeowners immediately to the south and west, staff recommends approval of this request,
subject to conditions outlined in the StaffReport, minus the first one, which has been addressed
by the applicant. She indicated that of the 154 notices sent to surrounding property owners, 11
favorable responses were returned, none opposing this addition.
Tommy Joplin, 226 Winding Hollow Lane, Coppell, TX, was present to represent this item
before the Commission and answer any questions. He stated that with the addition, there will
be a separation of 13 feet between his residence and that of the homeowner to the south. Mr.
Joplin stated that he has no concerns with staff conditions.
Chairman McCaffrey opened the Public Hearing, asking for people present who wanted to
speak either in favor or opposition or wanted to comment on this request to come forward.
The following person spoke:
Dave Campo, 222 Winding Hollow Lane, Coppell, TX - Expressed support of this
addition and stated that he has no problem with the plans. He feels that the addition will
aesthetically improve the house and property value.
Chairman McCaffrey closed the Public Hearing.
Commissioner Kittrell made a motion to approve Case No. PD-98tL Village at Cottonwood
Creek, Section. 1, subject to the following conditions:
1) At least 80% of the exterior walls of the first floor of all structures shall be
masonry construction exclusive of doors, windows, and the area above the
top plate line. Each story above the first floor of a straight wall shall be at
least 80% masonry exclusive of doors, windows and the area above the
top plate line.
2) Verify that the declaration of covenants, conditions and restrictions
for Village at Cottonwood Creek Section 1 will permit this addition.
Also, provide staffa copy of the document.
3) Approve the submitted color board showing all exterior building materials.
4) Disconnecting means for electrical must be moved to new garage.
5) All utility easements should remain free and clear of any obstructions.
Commissioner McGahey seconded the motion; motion carried (7-0) with Commissioners
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Nesbit, McGahey, Kittrell, McCaffrey, Clark, Halsey and Stewart voting in favor. None
opposed.
10. PUBLIC HEARING: Consider approval of Case No. ZC-600, Boren Addition, zoning
change request from MF-2 (Multi-family-2) to SF-12 (Single Family-12), to allow an
existing single family home on approximately 10.4 acres of property located at the
northeast corner of Warren Crossing and Beverly Drive, at the request of Cody Boren.
Assistant Planning Director Marcie Diamond introduced the item to the Commission, showing
exhibits of the proposal, stating that the applicant is requesting to build two single-family
homes on this property which exceed minimum standards. She then stated that staff
recommends approval of this zoning change with no conditions.
Cody Boren, 925 Warren Court, Coppell, TX 75019, was present to represent this item before
the Commission and answer any questions.
Chairman McCaffrey opened the Public Hearing, asking for people present who wanted to
speak either in favor or opposition or wanted to comment on this request to come forward.
There were none.
Chairman McCaffrey closed the Public Hearing.
No discussion followed.
Commissioner Clark made a motion to approve Case No. ZC-600, Boren Addition, zoning
change request from MF-2 to SF-12 with no conditions. Commissioner Halsey seconded the
motion; motion carried (7-0) with Commissioners Nesbit, McGahey, Kittrell, McCaffrey,
Clark, Halsey and Stewart voting in favor. None opposed.
11. Consider approval of the Boren Addition, Preliminary Plat, to allow the development of
a single family home on approximately 10.4 acres of property located at the northeast
corner of Warren Crossing and Beverly Drive, at the request of Winkelmann and
Associates.
Assistant Planning Director Marcie Diamond introduced the item to the Commission, showing
an exhibit of the proposal, stating that the applicant will be requesting a waiver to the alley
requirement when the Final Plat is submitted for consideration. She then stated that staff
recommends approval of this Preliminary Plat, subject to the conditions outlined in the Staff
Report.
Cody Boren, 925 Warren Court, Coppell, TX 75019, was present to represent this item before
the Commission and answer any questions, stating that he is in agreement with staff comments.
No discussion followed.
Commissioner McGahey made a motion to approve the Boren Addition, Preliminary Plat,
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subject to the following comments:
1. Council waiver of the alley requirement at the time of final platting.
2. Prior to any construction on this property a tree survey and mitigation plan shall
be approved by staff
3. No development will be allowed in the 100-year floodplain without
an approved flood plain study.
Commissioner Clark seconded the motion; motion carried (7-0) with Commissioners Nesbit,
McGahey, Kittrell, McCaffrey, Clark, Halsey and Stewart voting in favor. None opposed.
12. PUBLIC HEARING: Consider approval of Case No. PD-184, St. Andrews Manor,
zoning change request from A (Agriculture) to PD-SF-ED (Planned Development, Single
Family-Estate District), to allow the development of a single family home on
approximately 5.1 acres on property located along the north side of DeForest Road,
approximately 200 feet west of Stratford Lane, at the request of Holmes Builders.
Assistant Planning Director Marcie Diamond introduced the item to the Commission, showing
exhibits of the proposal, describing and commenting on the six Planned Development variances
that the applicant originally requested as follows:
1) Lot shall have no alleys staff is in support of this variance, and should be
incorporated into the PD Conditions.
2) Lot shall have not city sidewalks -per staff's request, this condition has been
removed.
3) Lot shall have a gated entrance - staff can support the gated entrance, subject to
a KNOX override being installed on the gate for emergency access.
4) Lot shall have a gravel driveway- The Planning Staff cannot support a gravel
driveway. However, upon review of the Fire Marshall the following
conditions could be added to the PD Conditions:
· The driveway shall be constructedwithin a 24foot fire lane easement.
· The driveway shall be 12 foot wide with crushed stone su~ace with a
flex base constructed to bear the weight of 40, 000 pounds of emergency
equipment. However, as stated above, further analysis by staff
recommends that the driveway su~ace be dust-less, such as a~phalt and
the 12 feet in width be placed along the western edge of the easement
and/or designed in such a manner to preserve as many trees as possible,
as not to negatively impact the homes to the east in Stratford Manor.
· The driveway shall be properly maintained.
· The home shall have a ,prinkler system which shall be equal to ~NFPA-
13R.
· In the event that the ,prinkler system is abandoned or is otherwise
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rendered useless, a 6" thick, 24' wide concrete fire lane with sub-grade,
shall be constructed on the proper(y.
5) Lot shall utilize septic systems for sewer service - The applicant has agreed to
install a grinder system which will connect to existing underground sewer
system.
6) Building lines as shown - the building lines are in accordance with the SF-ED
regulations and are reflected on the plat for this proper(y.
Staff is recommending the following additional conditions to this PD:
7) The Department of Leisure Services has reviewed the Tree Survey and
Mitigation Plan and has determined that 190" of trees will be lost due to the
construction on the property. Therefore, tree reparation of $9,500 will be due
and payable to the Coppell Reforestation Fund at the time of the issuance of a
Tree Removal Permit.
8) Coppell Trail System Master Plan requires a 20 foot wide easement though this
property for the continuation of the Denton Creek Trail. This extension will
provide a link between the existing trail easements in Stratford Manor to the east
and the Common Area No. 1 of the Peninsulas of Coppell to the west. The
location of this hike and bike trail easement needs to be relocated to higher
ground where possible.
Ms. Diamond then mentioned that the driveway needs to be at or above the flood plain and the
proposed water line, being private, needs to be labeled as such and an agreement needs to be
reached with the property owner that the water line can go through their property. She ended
stating that staff, recommends approval of this Planned Development, subject to the conditions
outlined in the Staff Report.
Terry Holmes, 510 Country Lane, Coppell, TX 75019, was present to represent this item
before the Commission and answer any questions. He stated concurrence with staff, comments,
but with regard to the driveway issue, Mr. Holmes stated that a concrete drive would look
awkward because the owners want to keep a "country/rural" feel to this development and
they've agreed to install a sprinkler system in their home. Regarding the noise and dust issue
with a crushed-stone drive, Mr. Holmes suggested the use of chip seal coating, which consists
of liquid tar coated with stone rolled in place which would take care of any dust problem. He
asked that the Commission remember that this driveway will meander through trees and will
serve one home with two cars and noise is a non-issue. He stated as many trees as possible will
be saved when this driveway is constructed.
Chairman McCaffrey asked Ms. Diamond if she were familiar with the chip seal process and
she commented that she isn't qualified to render an opinion as to whether or not this is a good
surface material. She added that staff would prefer an asphalt drive.
Chairman McCaffrey opened the Public Hearing, asking for people present who wanted to
13
speak either in favor or opposition or wanted to comment on this request to come forward.
Those speaking were:
Kip Allison, 629 Cambridge Manor Lane, Coppell, TX - Owns a lot in Stratford
Manor which backs up to the proposed road. He stated that when Stratford was
rezoned to single family residential, great effort was made to preserve as many trees as
possible and he is happy that staff is trying to preserve as much of that corridor as
possible. Mr. Allison said that as long there is not a lot of noise and dust with this chip
seal drive, no one will be bothered by it. He would oppose a gravel road, however.
He indicated that he is in favor of the project.
Bill Anderson, 327 Tanglewood Lane, Coppell, TX - Agrees that a gravel drive is not
a good idea, however, because of the shape of the property, he advocates an asphalt
drive or something similar. He indicated that he is in favor of the project.
Mary Spear, 727 DeForest Road, Coppell, TX - Thanked staff for helping to make
this project their ideal home. Both she and her husband are in support of the chip seal
vs. concrete drive, mentioning that when all improvements have been made, the
property will be valued at close to $1 million.
Chairman McCaffrey closed the Public Hearing.
Discussion followed relative to the driveway treatment. Mike Martin, City Engineer, stated
that chip seal is an oil base material, similar to asphalt, but with fine aggregate in it, that seals in
gravel to a rough surface. He added the County has used this product in the past to seal
existing asphalt pavement to help its life. When asked if it will do the job relative to the traffic
of fire equipment, Mr. Martin stated that the strength comes from the subgrade - chip seal
seals out water from the subgrade, which is most important. Mr. Martin then stated that this
kind of drive will need maintenance. Commissioner Stewart asked if staff could accept this
alternative driveway and Planning Director Sieb related that asphalt holds up better than chip
seal because of the moisture problem. He added that this is a real compromise from the typical
4" of concrete that the City normally requires.
Justin Landes, project engineer, 1107 E. 1st Street, Ft. Worth, TX 76102, stated that basically
there are two issues to consider - the fire access issue where 8" of crushed stone is sufficient
and dust and noise issue. He stated that asphalt is a much more expensive process and
maintenance-wise, it has problems as does the chip seal process. For asphalt to function
properly, Mr. Landes stated that the roadway needs to be used frequently and on a 1,500'
driveway serving a single-family home with two cars coming in and out, it's not going to get
much use. The expense of asphalt is not justified in this case. He added that the chip seal
process is used on County roads very successfully. When asked what the cost differential was
between asphalt and chip seal, Mr. Landes replied that it was substantial - 2 inches of asphalt
would run approximately $18,000 and the chip seal process would approximate one-third of
that cost.
Commissioner Halsey made a motion to approve Case No. PD-184, St. Andrews Manor,
zoning change request from A to PD-SF-ED, subject to the following conditions:
14
1. The lot shall have not have an alley.
2. A gated entrance shall be permitted with a KNOX override for emergency
access.
3. The driveway shall be constructed within a 24-foot fire lane easement.
4. The driveway shall be 12-foot wide chip seal surface constructed to bear the
weight of 40,000 pounds of emergency equipment. The paving shall be placed
along the western edge of the 24-foot easement and/or designed to preserve as
many trees as possible.
5. The driveway shall be properly maintained.
6. The residence shall have a sprinkler system which shall be equal to #NFPA- 13R.
7. In the event that the sprinkler system is abandoned or is otherwise rendered
useless, a 6" thick, 24' wide concrete fire lane with sub-grade, shall be
constructed on the property.
8. A grinder system which will connect to existing underground sewer system shall
be installed.
9. Due to the proposed loss of 190" of trees, a tree reparation of fee of $9,500 will
be due and payable to the Coppell Reforestation Fund at the time of the issuance
of a Tree Removal Permit.
10. A 20-foot wide hike and bike trail easement will be required through this
property for the continuation of the Denton Creek Trail. This extension will
provide a link between the existing trail easements in Stratford Manor to the east
and the Common Area No. 1 of the Peninsulas of Coppell to the west. This hike
and bike trail easement needs to be relocated to higher ground where ever
possible.
11. The proposed driveway needs to be at or above the floodplain as per the City's
Floodplain Management Ordinance.
12. Documentation must be provided that permission has been granted to install
water line.
13. The proposed 10' water easement needs to be labeled as a private easement
to St. Andrews Manor.
Commissioner McGahey seconded the motion; motion carried (7-0) with Commissioners
Nesbit, McGahey, Kittrell, McCaffrey, Clark, Halsey and Stewart voting in favor. None
opposed.
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13. Consider approval of the St. Andrews Manor Minor Plat, to allow the development of a
single family home on approximately $.1 acres of property located along the north side
of DeForest Road, approximately 200 feet west of Stratford Lane, at the request of
Landes and Associates, Inc.
Assistant Planning Director Marcie Diamond introduced the item to the Commission, showing
an exhibit of the proposal, stating that this is the companion case to the one just approved. She
stated that staff recommends approval of this Minor Plat, subject to the conditions outlined in
the StaffReport.
No discussion followed.
Commissioner McGahey made a motion to approve the St. Andrews Manor Minor Plat,
subject to the following conditions:
1. PD Conditions to be revised on the Minor Plat as indicated above, and be consistent
with the PD Conditions on the Zoning Exhibit and Site Plan.
2. Building lines must be shown on the plat.
3. Dedication of .042 acres (36.77 feet in width), for DeForest Road.
4. The proposed driveway needs to be at or above the floodplain as per the City's
Floodplain Management Ordinance.
5. Documentation must be provided that permission has been granted to install water line.
6. The proposed 10' water easement needs to be labeled as a private easement to St.
Andrews Manor.
7. This development is affected by the Park Dedication Ordinance stipulating $1,285
per dwelling unit.
Commissioner Nesbit seconded the motion; motion carried (7-0) with Commissioners Nesbit,
McGahey, Kittrell, McCaffrey, Clark, Halsey and Stewart voting in favor. None opposed.
14. PUBLIC HEARING: Consider approval of Case No. S-1174, Bur~er Kin~ Restaurant
zoning change request from PD-133-HC (Highway Commercial Planned Development)
to PD-133-HC-S.U.P (Planned Development-Highway Commercial, Special Use Permit)
to allow the construction of a 3,967 square foot fast food restaurant on approximately
0.92 acres of property located along the west side of N. Denton Tap Road, approximately
135 feet south of the S.H. 121 Bypass, at the request of Renaissance Architects.
Planning Director Gary Sieb introduced the item to the Commission, showing exhibits of the
proposal, including a rendering of the mixed-use concept for the entire parcel, attached as
16
Exhibit B, stating that staff has some concerns relative to the Landscape Plan, the monument
sign location and color and the actual building size. He went on to say that staff recommends
approval of the Burger King but expressed concern regarding the over-all development of the
10+ acres. He then related the approval conditions as outlined in the Staff Report. Finally, Mr.
Sieb related that there is opposition totaling 43 percent with regard to this facility, and said that
the concerns largely relate to the use and odors generated by this proposal. Regardless of how
the Commission votes, it will take six out of seven Councilmembers to approve this project.
He added that only five members of Council will be present at the March hearing and advised
the applicant that the earliest this case can be heard by Council is April 11th. When asked
whether or not this use is allowed in Highway Commercial zoning, Mr. Sieb answered "yes"
with a Special Use Permit. It was then brought up that potential homeowners should have
been aware of allowable uses.
Socrates Lazaridis, Renaissance Architects, 11100 Stratford Drive, Suite A-100, Oklahoma
City, OK 73003, was present to represent this item before the Commission and answer any
questions. He showed a rendering of the site, stating that he is hoping that with his
architectural design of this $2 million project, the tone for entire tract will be set. Mr. Lazaridis
stated that he visited the Magnolia Park development and has no intention of undermining the
value and importance of the development, adding that he is willing to work with the
homeowners and developer to reach a mutually satisfactory compromise with his proposed
development. He then addressed staff concerns, adding that they will increase the height of
their wall from 6' to 8', all mechanical equipment will be shielded from view and light poles at
the rear of the development have been eliminated and ground-level landscaping lights have
been added. He volunteered to add tall pine trees or other trees with lush foliage to further
screen the building from nearby homeowners, if necessary. After hearing some of the concerns
with residents earlier, Mr. Lazaridis proceeded to address these concerns, i.e. the trash
enclosure, which will not be used for storage of grease from the restaurant -- there will be a
grease interceptor under the pavement which will be entirely protected. Regarding the sound
transmission issues coming from the Menu Board, he stated that technology has advanced to a
great degree, making for a better communication system and added that the 8' masonry wall
will retard sound from projecting into the residential development. Regarding deliveries, he
stated that this will happen in the over-all retail development anyway. He feels that this use
would be more quiet than a retail facility such as a furniture store where fork lifts are used and
people are paged via overhead speakers. Regarding children and the traffic safety issue, Mr.
Lazaridis feels that a car turning south out of the drive-through is safer than one going full
speed from the north to south on Denton Tap Road. He stated he is in agreement with staff
conditions, with the exception of the monument sign and he showed the Commission the color
sign which he would prefer to use.
Chairman McCaffrey opened the Public Hearing, asking for people present who wanted to
speak either in favor or opposition or wanted to comment on this request to come forward.
Those speaking were:
Lori Allen, Eastern Development (Magnolia Park), 5225 Village Creek Drive, Piano,
TX - Stated that Magnolia Park is a higher-end subdivision and the original developer
made many concessions regarding this development, donated the lake and continues to
work on the lake to make it acceptable to the City. She would like to see another type
17
of retail use on this HC property; i.e., an insurance company, dentist office, etc. She
feels that the Burger King could be better located next to the school across the street or
along the HC area south of Coppell Greens since that property is deeper and more
removed from the residential development. The developer is concerned about the
noise from the speaker system, lighting, trash, smells and is somewhat concerned that
until tonight, no one from Burger King has contacted property owners. They would
like to have the opportunity to sit down and discuss this proposal with the applicant.
Charles Sonsteby, 607 Canemount, Coppell, TX - Discussed the traffic patterns that
exist in the area with the schools across the street. He feels that adding a high-density
usage in this area will only make traffic matters worse. Regarding the safety issue, he
feels the Burger King will be an attraction for kids attending the middle school to come
across six lanes of traffic with no crossing or light to get something to eat. He then
mentioned the potential for robberies and any other miscellaneous incidents occurring
right next to a residential area. He pointed out that only one other fast-food restaurant
has residential zoning backed up to it; that being the Sonic on Denton Tap Road. He
stated that although they knew this property was Highway Commercial zoning, his
expectation was not that of a fast-food restaurant. He then reminded the Commission
that this is a major entrance to Coppell and asked whether or not a fast-food restaurant
strip is the kind of image this City wants to portray? He suggested "clustering" fast-
food restaurants rather than having them spaced up and down Denton Tap Road. He
then voiced a concern about trash from this restaurant ending up in the creek and park
area which are maintained by the City.
Brent Saetrum, 1315 Riverchase Drive, Coppell, TX - Stated that he will be a future
owner on Canemount and as a practicing emergency physician, he is against having this
Burger King built because 70% of children in the United States die as a result of
accidents - 50% or more are within a couple miles of home. He feels that this location
for a fast-food restaurant is probably the most potential for disaster as he has ever seen
because of traffic patterns that will be created by this use. He predicts between 20 and
50 accidents from this one location every year.
Jim Hancock, future homeowner at 119 Natches Trace, Coppell, TX - For personal
reasons, he would not like a Burger King built at this location. He feels that there must
be a better location for this facility than just outside the entrance to the Magnolia Park
subdivision. He voiced his concerns about the smell, lighting, vehicular traffic,
pedestrian traffic, trash generation, access for northbound traffic issues, etc. Planning
Director Sieb answered Mr. Hancock's question as to access for northbound traffic,
stating there is no median cut in front of the property itself so traffic would have to
proceed north to the left-turn lane and make a U-turn. He added that the over-all
development plan for this area shows a curb cut there so that one could swing in
through the Burger King, however, today, a U-turn would be necessary to get into the
property.
Bill Wright, 350 Walnut Grove, Coppell, TX - Will be moving to Canemount and fears
for the safety of the children. He has observed how the Commission and Council has
expressed concern with these types of services having access to schools and residential
18
communities - allowing only one such facility to back up to residential zoning. He
stated that no fast-food stands out as a landmark to the entrance of a quality
community such as Magnolia Park and doesn't want to start a precedent. He
acknowledged that he has no control as to what will be built on this property, but
hopes that the safety factors, aesthetics and quality of the area are taken into
consideration. He reiterated that fast-food is a magnet for children and feels that this
would be a detriment to this area. Regarding the fencing and its consistency along the
entire length of the area, Mr. Wright doesn't want to see height variations, color and
material inconsistencies and would like to see the wall built by the developer all at one
time. He doesn't want to see an eyesore at the entrance of Coppell.
Murray Gross, future resident of 117 Natches Trace, Coppell, TX - Asked for a show
of hands of people who oppose this project - approximately 25 people raised their
hands (see Exhibit C for a list of those who oppose this use). He related his concern
relative to the smells and property values. He knows that teenagers and fast-food
restaurants go hand-in-hand and fears for the safety of children who may be walking
across the street from the school. He also expressed concern about people mistakenly
pulling into Magnolia Park instead of Burger King. He requested that the Commission
give this proposal careful consideration and urged denial.
Ted Pittman, 9264 West Lake Highlands Drive, Dallas, TX - Is one of the three
partners that comprise the Denton Tap 121 Ltd. Partnership that bought this 10- acre
property from Beal Bank approximately one year ago, before any construction of
homes commenced. An agreement was reached, at that time, that no objectionable
uses would be considered, i.e., automobile repair shops or car wash facilities. His
company has developed quality projects throughout the Metroplex that retain their
attractiveness; i.e., Creekwalk Village on the north side of Collin Creek Mall, Plano,
TX - they've demolished old/undesirable buildings in Garland and Oak Cliff and were
cited for the work that was done in these two communities. They have also done
major shopping centers in Arkansas, Louisiana and elsewhere in Texas. He pointed out
that a quality development will be built on this property and they did agree with Burger
King that their architectural design would lead the way for the balance of the center so
that the development does not look piece-meal. Mr. Pittman then stated that they
agreed with Burger King that they would pave the portion of the property to the north
so that customers could make a left-hand turn into that drive so that vehicles could
easily access the Burger King without having to make a U-turn further north. He also
agreed with Burger King that they would erect the screening fence from their property
north to the point it turns and runs parallel to 121. He also assured everyone that the
remaining wall material and color would match very closely to the Burger King wall.
He added that, if necessary, he would extend the wall beyond the Burger King property
roughly 150' at a height of 8 feet with the remainder of the wall at 6'.
David Lansdale, 603 Canemount, Coppell, TX - Passionately cares about the safety of
the children and shared with the Commission an experience he observed last week
involving a Coppell police officer who fortunately was able to avert an accident after
having made a U-turn on Denton Tap to go back south when a woman darted out of
Natches Trace across Denton Tap to also go south, cutting right in front of the
19
officer's car. He feels that a death trap is waiting to happen in this area and whatever is
approved on Denton Tap should be low traffic retail uses. High density uses will create
serious accidents.
Steve Huntley, 619 Canemount, Coppell, TX - Has concern for his children who go to
the schools across the street. He feels the safety issue should be of foremost concern.
He stated that he depends upon the Commission and Council to protect and make the
right decisions for the residents City of Coppell, expressing this area is not a safe place
for a fast-food restaurant.
Chairman McCaffrey closed the Public Hearing.
Planning Director Sieb was then asked to point out the affected properties. Considerable
discussion then followed about this facility's proximity to residential property and the middle
school directly across the street, the traffic issue, the safety factor, developer rights, etc.
Chairman McCaffrey stated that typically, a retail center buffers a restaurant from a residential
subdivision. Commissioner Halsey asked the developer if thought could be given to placing the
Burger King and any other restaurants along S.H. 121 and placing the proposed office
buildings along Denton Tap Road. Mr. Pittman indicated that the 121 Bypass is a one-way
street and visibility will be blocked by the main lane to the Freeway itself which prohibits it
from being a good retail site - it is better to have office facilities along S.H. 121. When asked
if a light is planned for Natches Trace and Denton Tap Road, Assistant City Engineer Mike
Martin replied evaluations will be made periodically to see if there are enough turning
movements which require a light and as Magnolia Park and that area develops out, a light may
eventually be necessary. Commissioner Halsey likened this area to the one where he lives,
Wynnpage, which is located directly behind Commercial zoning and will some day be
developed with similar facilities. He stated that this nicely designed facility will set the tone for
and start the development of this area, thus bringing in tax revenue. He added that he became
a Commissioner to help develop the City with quality development. When asked again about
having this facility along S.H. 121, Mr. Pittman pointed out that there is a 200' distance
between the driveway of Burger King and the crosswalk at Natches Trace so there may not be
a big safety issue with cars and children who are walking. Planning Director Sieb reminded the
Commission that there is a considerable distance between the entrance of the Burger King, the
Magnolia Park subdivision, and the Denton Tap entrance to the elementary and middle schools.
When asked if staff had a concern with the safety issue of the subdMsion and the schools,
Planning Director Sieb answered "no". He added that staff supports this use, feels it is a good
design, meets all the development requirements and is a use that is allowed in the zoning with a
Special Use Permit, stating that he has spoken with many potential developers that had a lot
more intensive uses; i.e., automobile related facilities, car washes, gas stations, convenience
stores, all of which staff continues to fight because they are 24-hour operations, have heavy
traffic demand and have lights on 24 hours a day. He stated that this facility is a handsome
building, has very little signage, doesn't look like a fast-food restaurant and, in staff's opinion,
isn't a safety issue.
Chairman McCaffrey made a motion to deny Case No. S-1174, Burger King Restaurant zoning
change request from PD-133-HC to PD-133-HC-S.U.P. Commissioner Kittrell seconded the
motion; motion failed with Commissioners Nesbit, Kittrell and McCaffrey voting in favor of
20
denial. City Attorney Hager then ruled motion failed. Commissioner Halsey made a motion to
approve Case No. S-1174, Burger King Restaurant zoning change request from PD-133-HC
to PD-133-HC-S.U.P., subject to the following conditions:
1. Monument sign be brick/cast stone with black outline.
2. An 8' brick screening wall at west and south property boundaries be
built prior to building construction; continuing 150' beyond property
line on the west side.
3. Consider screening the entire property (more the land owner's
responsibility than the applicant's).
4. Color board showing all building colors and materials.
5. Plan must meet parking requirements.
6. Show signage on perspective drawing.
7. Specify exact location of monument sign.
8. Indicate square footage of signage on each faCade.
9. Separate Site Plan from Engineering package for Council.
10. No pole lights at the rear of the building. Any lighting needs to
be low-level "neighborhood friendly".
11. Non-vehicular open space calculations need to be shown on
landscape plans.
12. There will be an access drive north of the property.
13. The screening wall shall be landscaped with lush evergreen pines.
14. Hours of operation shall be 8 a.m. to 11 p.m. Monday through
Thursday, 6 a.m. to midnight Friday and Saturday and 6 a.m. to
11 p.m. Sunday.
15. Compliance with Fire and Building Inspection comments.
After asking to be heard again, David Lansdale, 603 Canemount, Coppell, TX, brought to the
Commission's attention that these conditions only address 10 percent of the issues the residents
brought up. Their primary/over-riding concern is safety and disagrees with staffin this regard.
Commissioner McGahey seconded the motion; motion failed with Commissioners McGahey,
Halsey and Stewart voting in favor and Commissioners Nesbit, Kittrell, McCaffrey and Clark
21
not supporting the motion.
City Attorney Hager stated that this case will go forward to Council with a negative
recommendation and would require a 3¼ vote because of neighborhood opposition. After
discussion with the Planning Director, another motion was recommended.
Chairman McCaffrey made a motion to deny Case No. S-1174, Burger King Restaurant zoning
change request from PD-133-HC to PD-133-HC-S.U.P. Commissioner Kittrell seconded the
motion; motion carried (4-3) with Commissioners Nesbit, Kittrell, McCaffrey and Clark voting
for denial. Commissioners McGahey, Halsey and Stewart opposed.
15. Consider approval of the Coppell Bur~er Kin~ No. 2, Lot 1, Block 1, Preliminary Plat, to
allow the development of a fast food restaurant on approximately 0.92 acres of property
located along the west side of N. Denton Tap Road, approximately 135 feet south of the
S.H. 121 Bypass, at the request of Rekha Engineering, Inc.
Planning Director Gary Sieb stated that since the zoning case was denied, the Preliminary Plat
must also be denied.
Commissioner Nesbit made a motion to deny the Coppell Burger King No. 2, Lot 1, Block 1,
Preliminary Plat. Commissioner Kittrell seconded the motion; motion carried (6-1) with
Commissioners Nesbit, Kittrell, McCaffrey, Clark, Halsey and Stewart voting in favor of
denial. Commissioner McGahey opposed.
16. PUBLIC HEARING: Consider approval of S-1155R Dickev's Barbecue Pit, zoning
change to amend the Special Use Permit site plan to allow for a monument sign on 0.88
acres of property located at 801 S. Denton Tap Road, at the request of A-ERO TEC
Graphics.
Planning Director Gary Sieb introduced the item to the Commission, showing an exhibit of the
proposal and a color board, stating that staff recommends approval of this request, subject to
condition outlined in the Staff Report.
Ray Dake, A-ero Tech Graphics, 12709 Eastgate Drive, Mesquite, TX 75181, was present to
represent this item before the Commission and answer any questions. He thanked staff for their
help and stated that he made an error on the layout of the Dickey's logo and asked that minor
modifications be considered. He introduced Natalie Preston with Dickey's corporate office to
show their corporate layout. Natalie Preston, 10117 Metlock Drive, Dallas, TX, showed three
additional monument sign designs for consideration, stating that they want to incorporate some
red in the bottom of their logo to promote corporate recognition.
Chairman McCaffrey opened the Public Hearing, asking for people present who wanted to
speak either in favor or opposition or wanted to comment on this request to come forward.
There were none.
22
Chairman McCaffrey closed the Public Hearing.
Some discussion followed regarding the three sign options.
Commissioner Halsey made a motion to approve Case No. S-1155R Dickey's Barbecue Pit,
subject to the following condition:
1. The monument sign conform with drawing #3 as presented at the Planning
and Zoning Commission Meeting; i.e., the words "Barbecue Pit" in black
lettering within a black border.
Commissioner Clark seconded the motion; motion carried (7-0) with Commissioners Nesbit,
McGahey, Kittrell, McCaffrey, Clark, Halsey and Stewart voting in favor. None opposed.
17. PUBLIC HEARING: Consider approval of S-1175 Siena Pasta & Pizza, zoning change
from R (Retail) to R-S.U.P (Retail, Special Use Permit), to allow operation of a 3,000
square foot restaurant with Private Club to permit the sales of alcoholic beverages (beer
and wine only) located at 780 S. MacArthur Boulevard, in the Riverchase Plaza, at the
request of H. Bruno Ceka.
City Planner Isabelle Moro introduced the item to the Commission, showing an exhibit of the
proposal, stating that the private club portion of the SUP. is to serve beer and wine at this
family-oriented eating establishment. She stated that staff recommends approval of this Special
Use Permit, subject to the conditions outlined in the StaffReport.
Ali Inanoglu, Winklemann & Associates, Inc., 12800 Hillcrest Road, Suite 200, Dallas, TX
75230, was present to represent this item before the Commission and answer any questions,
stating that he is in agreement with staff comments. He then mentioned that the owner has
owned and operated Bruno's Italian Restaurant on MacArthur Boulevard in Valley Ranch for
over 11 years.
Chairman McCaffrey opened the Public Hearing, asking for people present who wanted to
speak either in favor or opposition or wanted to comment on this request to come forward.
There were none.
Chairman McCaffrey closed the Public Hearing.
No discussion followed.
Commissioner McGahey made a motion to approve Case No. S-1175 Siena Pasta & Pizza,
zoning change from R to R-SUP., subject to the following conditions:
1) The hours of operation will be from 11 a.m. to 10 p.m. Monday through
Thursday and 11 a.m. to 11 p.m. Friday and Saturday.
2) The sale of beer and wine on the premises is permitted as provided by State Law.
23
3) The Building Official shall approve exit door locations.
4) A 750 gal. grease interceptor should be installed outside the lease area.
Commissioner Kittrell seconded the motion; motion carried (7-0) with Commissioners Nesbit,
McGahey, Kittrell, McCaffrey, Clark, Halsey and Stewart voting in favor. None opposed.
18. PUBLIC HEARING: Consider approval of S-1171R, Coppell Home D~cor, zoning
change request for property zoned HO-R-S.U.P (Historic Overlay Retail, Special Use
Permit), by amending the use and the sign permitted in S-1171 from a beauty shop to a
general retail store on approximately 0.16 acres of property located at 456 Bethel Road,
east of Coppell Road, at the request of Charles M. Chance.
City Planner Isabelle Moro introduced the item to the Commission, showing exhibits of the
proposal, stating that a beauty shop was recently approved at this location. At this time, the
owner is requesting to reclassify the proposed use of this property to general retail which
allows a variety of retail or personal service establishments at this address, allowing more
flexibility in terms of leasing and avoids having to bring forth a Site Plan amendment each time
the owner has a new prospective tenant. Ms. Moro went on to say that the proposed use is for
an antique and home accessory store, adding that the proposed Site Plan is identical to the
previously approved plan. She stated that staff recommends approval of this Special Use
Permit, subject to the conditions outlined in the Staff Report.
Charles Chance, 310 Spanish Moss, Coppell, TX 75019, was present to represent this item
before the Commission and answer any questions, stating that he is in agreement with staff
comments.
Commissioner McGahey asked what the ordinance is for outdoor displays, sales, etc. Ms.
Moro answered the Ordinance does not allow for outdoor displays or sales of merchandise.
Chairman McCaffrey opened the Public Hearing, asking for people present who wanted to
speak either in favor or opposition or wanted to comment on this request to come forward.
There were none.
Chairman McCaffrey closed the Public Hearing.
No discussion followed.
Commissioner Kittrell made a motion to approve Case No. S-117ltl Coppell Home D~cor,
subject to the following conditions:
1) Revise proposed signage plan showing all dimensions of the sign, lettering, and
borders.
2) The site plan should show existing and proposed driveway widths.
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3) Show the location of existing driveways of adjacent properties.
4) Preservation of the 44-caliper inch Hackberry tree.
5) A Tree Removal Permit will need to be executed prior to removal of any trees.
Commissioner Nesbit seconded the motion; motion carried (7-0) with Commissioners Nesbit,
McGahey, Kittrell, McCaffrey, Clark, Halsey and Stewart voting in favor. None opposed.
19. Consider approval of the Shams Addition, Lots l&2, Block 1, Preliminary Plat and Site
Plan~ request to subdivide approximately 10.53 acre tract into two lots and allow the
development of a 32,155 square foot office building on Lot 2, located on the north side of
E. Beltline Road, approximately 2,300 feet east of S. Denton Tap Road, at the request of
A. E. Group Engineer and Surveyor.
City Planner Isabelle Moro introduced the item to the Commission, showing exhibits of the
proposal, including a color board, stating this property is just east of the Shake and Shingle
addition. She said that Shams is a computer company which will initially employ
approximately 100 people and will grow to approximately 300 in a couple of years. Initially,
Ms. Moro stated that staff had some concerns with the Preliminary Plat and this evening,
additional information was received from the applicant that address those concerns; i.e., the
requirement of a mutual access easement to allow access to the future median opening on
Beltline Road when the adjacent lot develops. Outstanding issues which remain are a letter of
permission from the adjacent property owner regarding the driveway radius, the concern of the
Fire Marshal that the fire lane on the Shake and Shingle property cannot be used as access or
fire lane for this property and lastly, Planning staff is requesting a notation be placed on the plat
that Lot 2 cannot be further subdivided. Ms. Moro then reviewed the Site Plan and Landscape
Plan and voiced staff concerns. She stated that staff recommends approval of both the
Preliminary Plat and Site Plan, subject to the conditions outlined in the Staff Report, minus
Condition #2 on the Preliminary Plat and Condition #8 on the Site Plan.
Azam Khan, 613 Autumnwood Lane, Coppell, TX, was present to represent this item before
the Commission and answer any questions. When asked if he was in agreement with staff
conditions, Mr. Khan referred the Commission to Mike Lawler with Cornerstone Architects,
10719 Plano Road, Dallas, TX, who stated agreement with staff comments and added that a
letter from the adjacent property owner for permission to shorten the curb at the entry will be
obtained.
No discussion followed.
Commissioner Stewart made a motion to approve the Shams Addition, Lots l&2, Block 1,
Preliminary Plat and Site Plan, subject to the following conditions:
Relative to the Site Plan:
1) Trees numbered 103 through 108 appear to be impacted by the
construction of the retention pond at the north end of
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the property. Reparation for these trees will be due should they be
impacted.
2) A tree removal permit will need to be executed prior to removal of any
trees.
3) Show total building square footage of building on the site plan not just of
the first floor.
4) Under note section of the site plan include the following:
· Address outside storage issue for Phase I.
· Revise comment with regards to exterior building materials to be
used in Phase I.
5) On monument sign elevations specify color of lettering.
6) Revise landscape area details on landscape plan to match provided
landscape area for Phase ! on Lot 2 landscape data and round up the
numbers shown on the area details.
7) Maximum occupant load on Floor Plan should be modified to 322
occupants.
8) Substitute the Green Ash with a tree on our City's approved palette.
9) A licensed irrigator must sign the irrigation plan.
10) A site plan review of Lot 1 will be required when it develops.
Relative to the Preliminary Plat:
1) The drainage easement for the proposed storm drain needs to be a
minimum of 20' wide.
2) The proposed eastern driveway radius can not extend beyond the eastern
property line unless a letter of permission is provided from the adjacent
property owner.
3) Fire lane located on property to the west (Shake and Shingle Addition) can
not be used as access or fire lane for this property.
4) Place a notation on Preliminary Plat that Lot 2 will not be further
subdivided.
Commissioner Clark seconded the motion; motion carried (7-0) with Commissioners Nesbit,
McGahey, Kittrell, McCaffrey, Clark, Halsey and Stewart voting in favor. None opposed.
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20. PUBLIC HEARING: Consider approval of the PSINet Addition, Lot 1, Block 1, Reolat
and Site Plan, request to replat Lot 2, Block B of Northlake 635 Business Park and to
amend the site plan to allow for the construction of a 20,120 square foot courtyard to the
existing building and the reconfiguration of the parking spaces on property located at
the southeast corner of Crestside and Lake Shore Drives, at the request of Pacheco Koch
Consulting Engineers.
Assistant Planning Director Marcie Diamond introduced the item to the Commission, showing
an exhibit of the proposal, stating that the applicant wants to add a courtyard area to house
mechanical equipment, which will not be visible from the street. She stated that they are
adding landscaping which represents over 25 percent of the site. Regarding the replat request,
Ms. Diamond advised the Commission that the fire lane will be relocated to the outside of the
building. She then stated that staff recommends approval of these requests with no conditions.
Jonathan Benson, 1445 Ross Avenue, Dallas, TX, was present to represent this item before the
Commission and answer any questions, stating that he is in agreement with staff comments. He
stated that PSINet proposes to use this vacant 80,000 square foot building
for an office and data center which will create 30-50 jobs, adding that this use will solve the
previous parking issue on this site because there will be 294 parking spaces for approximately
50 employees, at most.
Chairman McCaffrey opened the Public Hearing, asking for people present who wanted to
speak either in favor or opposition or wanted to comment on this request to come forward.
There were none.
Chairman McCaffrey closed the Public Hearing.
No discussion followed.
Commissioner Clark made a motion to approve the PS1Net Addition, Replat and Site Plan,
with no conditions. Commissioner McGahey seconded the motion; motion carried (7-0) with
Commissioners Nesbit, McGahey, Kittrell, McCaffrey, Clark, Halsey and Stewart voting in
favor. None opposed.
21. General discussion concerning planning and zoning issues
A. Update on Council planning agenda actions on February 8, 2000.
a. PD-176R, McMillan Estates, PD amendment
b. PD-177R, La Chateau of Coppell (Conceptual Plan), LI to PD-LI
c. S-1172, Starbucks Coffee Company, TC to TC-S.U.P.
Planning Director Sieb stated that the McMillan Estates PD amendment and the Starbuck's
Special Use Permit were approved by Council on February 8th; however, PD-177R for La
Chateau was denied.
B. Director's comments.
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There were none.
With nothing further to discuss, the meeting adjourned at approximately 11:50 p.m.
Rick McCaffrey, Chairman
ATTEST:
Barbara H. Jahoda, Sr. Administrative Secretary
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