BM 2001-08-16 PZ Minutes of August 16, 2001
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, August 16, 2001, in the Council Chambers of Coppell Town
Center, 255 Parkway Boulevard, Coppell, Texas 75019. The following members were present:
Vice Chairman Texx Stewart
Commissioner Anna Kittrell
Commissioner Greg McGahey
Commissioner Drew Halsey
Commissioner Jon Nesbit
Also present were City Engineer Ken Griffin, EIT Teresa Turner, Fire Marshal Travis Crump, Planning
Director Gary Sieb, Assistant Planning Director Marcie Diamond, City Planner Andrea Roy and Sr.
Administrative Secretary Barbara Jahoda. Chairman Rick McCaffrey and Commissioner Sam Clark
were absent.
PRE-SESSION
REGULAR SESSION
(Open to the Public)
Briefing on the Agenda.
Staffbriefed the Commission on the cases.
(Open to the Public)
2. Call to Order.
Vice Chairman Stewart called the meeting to order.
Approval of Minutes dated July 19, 2001.
Commissioner Halsey made a motion to approve the minutes of July 19, 2001, as written.
Commissioner Kittrell seconded; motion carried (5-0) with Commissioners Nesbit, McGahey,
Kittrell, Halsey and Stewart voting in favor. None opposed.
4. PUBLIC HEARING (CONTINUED): Reconsideration of the Vista Ridge Addition,
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Lot 3R~ Block G~ Site Plan and Replat~ to allow the development of an approximately
71,000 square-foot office building on a 7.017 acre portion of a 25.93 acre tract of
property located at the southwest corner of S.H. 121 (Vista Ridge Boulevard) and
MacArthur Boulevard, at the request of Halff and Associates, Inc. and Boka Powell,
LLC.
Presentation:
City Planner Andrea Roy introduced the item to the Commission, showing exhibits of the
proposal, comparing the original Site Plan, Landscape Plan, Replat and building materials, as
seen by the Commission July 19th, to the revised plans. She stated that the two dumpsters have
been moved to a different location, per the Commission's request. Upon completion of her
review, Ms. Roy then stated that when this Staff Report was sent to the Commissioners, staff
had again recommended denial of both the Site Plan and Replat due to the non-compliance
with the C.I.V.I.C. Report and original concerns of the Planning Commission/staff regarding
the architecture and exterior materials being proposed. However, revised plans were received
late today, which were not fully reviewed by staff, but show improvements to the project. She
indicated to the Commission that they may consider the applicant's most recent submittal.
Dan Anderson, Centex Commercial Development, 2728 N. Harwood, Dallas, TX, was present
to represent this case before the Commission and answer any questions. He briefly discussed
the latest submittals, requesting favorable consideration. Both Dennis Gulseth and John
Marshall of BOKA Powell Architects described the exterior materials and how they would be
used on the building.
Public Hearing:
Vice Chairman Stewart 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.
Vice Chairman Stewart closed the Public Hearing.
Discussion:
Extensive discussion followed concerning monument sign concerns, types and percentages of
exterior building materials, general elevation concerns; i.e., carrying detailing around entire
building, brick color, screening roof-top equipment from view, whether or not discussions have
been held with nearby residents, etc.
Action:
Commissioner McGahey thanked the applicant for listening to the concerns of the Commission
and staff He then made a motion to approve the Vista Ridge Addition, Lot 3tL Block G, Site
Plan and Replat, subject to the following conditions:
1)
Prior to being heard by Council, obtain staff approval of the brick
selection to be used on the building, being in compliance with the
C.I.V.I.C. guidelines.
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2) The rendering shall be as submitted August 16th (Option B).
Commissioner Nesbit seconded the motion; motion carried (5-0) with Commissioners Nesbit,
McGahey, Kittrell, Halsey and Stewart voting in favor. None opposed.
Reconsideration of the Town Center Addition~ Lot 2~ Block 3~ Site Plan, to allow the
development of an approximately 13,000 square-foot retail/office building on
approximately 1.7 acres of property located along the east side of Denton Tap Road,
approximately 475 feet south of Parkway Boulevard, at the request of Daniels &
Associates Architects.
Assistant Planning Director Marcie Diamond introduced the item to the Commission, showing
exhibits of the proposal, reiterating last month's concerns of the Commission. She then
discussed the revised Site Plan, showing a building reduced in size from approximately 14,080
square feet to just under 13,000 square feet, a reduction of 11 parking spaces, and a revision to
the Landscape Plan, providing for some of the non-vehicular landscaping to be provided off-
site, in the median at Town Center Boulevard, south of Parkway Boulevard, and at the
southeast corner of Parkway and Town Center Boulevards. The City would be responsible to
maintain the landscaping in the public fight-of-way. Staff also expressed concern over the lack
of a 10' landscaping buffer adjacent to the north property line. Ms. Diamond then discussed
staff's concerns regarding the elevations; i.e., the failure to distinguish this building from
Eleanor's Square and not providing for pedestrian/vehicle circulation around these two
complexes. She advised the Commission that the applicant will have to go before the Board of
Adjustment to allow for off-site landscaping. Ms. Diamond then stated that staff recommends
approval of this Site Plan, subject to conditions, which she read into the record.
Alen Hinckley, Univest Properties, 12201 Merit Drive, Suite 170, Dallas, TX 75251, was
present to represent this item before the Commission and answer any questions. Mr. Hinckley
stated that, in his opinion, off-site landscaping precedence has already been set, citing the
Eleanor's Square development, which was not required to go before the Board of Adjustment.
Randy Daniels, Architect, Daniels & Associates, 4320 N. Beltline Road, #106A, Irving, TX
75038, addressed building codes relating to building against property lines and stated that
whether or not buildings abut, a one-hour fire wall is required.
Discussion:
Extended discussion followed relative to the landscape variation and the possibility of having
the plantings inspected 3-6 months after planting to ensure their healthy and growing state, the
fact that the Plant Palette is being revised and some plants may no longer be advisable, etc. In
response to a question regarding the time Eleanor's off-site landscaping was approved, Mr.
Sieb, Director of Planning, stated that because the medians were immediately adjacent to this
retail center, it was recommended that the off-site landscaping/irrigation be credited to the
center's overall on-site landscaping coverage. He added that the on-site landscaping, including
the off-site landscaping, more than made up for landscaping that would be required on that site,
although the City has been having trouble maintaining the off-site landscaping regarding
replacement of dead trees, etc. Discussion continued regarding the change in elevations,
attempting to distinguish one
shopping center from another, by, perhaps, off-setting one from the other; continued concern
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with regard to abutting one building to another over property lines, concern regarding
widening the mutual access drive, the non-compliance with and misinterpretation of the
Landscape Ordinance, etc.
Action:
Commissioner Kittrell made a motion to approve the Town Center Addition, Lot 2, Block 3,
Site Plan, subject to the following conditions:
1)
The front elevation shall be as reviewed by the Planning and Zoning
Commission on July 19, 2001 (plan dated July 3, 2001) with the
notching of the canopy at the south end facing Denton Tap Road to create
the appearance of a visual separation from Eleanor's Square, as discussed
at the August 16th Planning and Zoning Commission meeting.
2)
Board of Adjustment action granting variances to Sections 12-34-8 and 9
of the Landscape Ordinance and to allow for off-site landscaping. If variances
are granted, then:
(a) Prior to the installation of the off-site landscaping, irrigation plans
shall be approved by the City and the irrigation system shall be
installed by the applicant.
(b) Prior to installation of the landscaping in the off-site areas, City
staff shall approve the specific landscape materials.
(c) City Staff shall approve all off-site landscaping after installation.
(d)
The Leisure Services Department shall inspect off-site plant materials
approximately 90 days after planting to ascertain their healthy and
growing condition.
(e)
In the event the landscape materials proposed for the off-site
landscaping are not adopted with the revised Plant Palette, the
applicant shall replace the plantings with materials on the adopted
Plant Palette.
In the event the Board of Adjustment does not grant the variances, then:
(a) Revise Site Plan and Landscape Plan to be in accordance
with all provisions of the Coppell Zoning Ordinance.
Commissioner McGahey seconded the motion; motion carried (4-1) with Commissioners
Nesbit, McGahey, Kittrell and Stewart voting in favor. Commissioner Halsey opposed.
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Reconsideration of the Town Center Addition~ Lots 2 & 3~ Block 3~ Minor Plat, to allow
the development of a retail/office center and bank on approximately 3 acres of property
located along the east side of Denton Tap Road, approximately 325 feet south of
Parkway Boulevard, at the request of Dowdey Anderson & Associates, Inc.
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Presentation:
Assistant Planning Director Marcie Diamond introduced the item to the Commission, showing
exhibits of the proposal, stating staff recommends approval of the Plat, subject to three
conditions which she read into the record.
Bill Anderson, Dowdey, Anderson & Associates, Inc., 5225 Village Creek Drive, #200, Piano,
TX 75093, was present to represent this item before the Commission and answer any
questions, stating agreement with staff conditions.
Discussion:
There was no discussion.
Action:
Commissioner McGahey made a motion to approve the Town Center Addition, Lots 2 & 3,
Block 3, Minor Plat, subject to the following conditions:
1)
Rectifying the discrepancy between the existing and proposed fire lane
and access easements at the southern driveway.
2)
Including a complete metes and bounds description in the Owners
Certificate and Dedication.
3)
Adding the name of the addition in the City Secretary's signature
block.
Commissioner Kittrell seconded the motion; motion carried (5-0) with Commissioners Nesbit,
McGahey, Kittrell, Halsey and Stewart voting in favor. None opposed.
A ten-minute break was observed.
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PUBLIC HEARING: Consider approval of Case No. S-1190~ Green Pepper Asian Grill
and Noodles, zoning change request from PD-178R (Planned Development-178R) to PD-
178R-S.U.P-1190 (PD178R, Special Use Permit-Il90), to allow the operation of an
oriental restaurant and private club to be located in the Town Center West Retail
Center at 171 N. Denton Tap Road, at the request ofAmporn Li.
Presentation:
Assistant Planning Director Marcie Diamond introduced the item to the Commission, showing
exhibits of the proposal, stating this restaurant and private club will seat 92 patrons and will be
open from 11 a.m. to 9 p.m. seven days a week. After reviewing a signage size issue on the
east and west elevations, she stated that staff recommends approval of this case, subject to
three conditions, which she read into the record.
Kelvin Hoam, 3317 Stone Way, Grand Prairie, TX 75052, was present to represent this item
before the Commission and answer any questions, stating agreement with staff's conditions.
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go
Public Hearing:
Vice Chairman Stewart 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.
Vice Chairman Stewart closed the Public Hearing.
Discussion:
Some discussion followed with regard to the sign issue.
Action:
Commissioner Nesbit made a motion to approve Case No. S-1190. Green Pepper Asian Grill
and Noodles, zoning change from PD-178R to PD-178R-S.U.P-1190, subject to the following
conditions:
1)
The signs on Denton Tap and the rear elevation being reduced to a
maximum of 29.16 square feet.
2)
The development of the property shall be in accordance with the site
plan, floor plan, elevations and revised sign plan.
3) Hours of operation being 1 la.m. to 9 p.m. seven days a week.
Commissioner Kittrell seconded the motion; motion carried (5-0) with Commissioners Nesbit,
McGahey, Kittrell, Halsey and Stewart voting in favor. None opposed.
PUBLIC HEARING: Consider approval of Case No. S-1191~ Paciu;~o, zoning change
request from PD-178R (Planned Development-178R) to PD-178R-S.U.P-1191 (PD178R,
Special Use Permit-Il91), to allow the operation of an Italian ice cream shop to be
located in the Town Center West Retail Center at 171 N. Denton Tap Road, at the
request of Anita Green.
Presentation:
Assistant Planning Director Marcie Diamond introduced the item to the Commission, showing
an exhibit, stating the applicant has withdrawn her application from consideration. Because of
this action, she stated that staffnow recommends denial of the Special Use Permit.
Public Hearin;~:
Vice Chairman Stewart 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.
Vice Chairman Stewart closed the Public Hearing.
Discussion:
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There was no discussion.
Action:
Commissioner McGahey made a motion to deny of Case No. S- 1191, Paciugo, zoning change
from PD-178R to PD-178R-S.U.P-1191. Commissioner Nesbit seconded the motion; motion
carried (5-0) with Commissioners Nesbit, McGahey, Kittrell, Halsey and Stewart voting in
favor of denial. None opposed.
o
PUBLIC HEARING: Consider approval of the Shadydale Acres~ Tract 6-A~ Block B~
Replat, to allow the platting of two (2) single-family lots on approximately 0.7 of an acre
of property located at the northwest corner of Shadydale Lane and Shady Oak Lane, at
the request of Jim Bouchie.
Presentation:
Assistant Planning Director Marcie Diamond introduced the item to the Commission, showing
an exhibit, stating the applicant has withdrawn his application from consideration, noting there
was significant written neighborhood opposition. She stated that staff recommends denial of
this Replat.
Public Hearing:
Vice Chairman Stewart 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.
Vice Chairman Stewart closed the Public Hearing.
Discussion:
There was no discussion.
Action:
Commissioner Halsey made a motion to deny the Shadydale Acres, Tract 6-A, Block B,
Replat. Commissioner McGahey seconded the motion; motion carried (5-0) with
Commissioners Nesbit, McGahey, Kittrell, Halsey and Stewart voting in favor of denial. None
opposed.
10.
Consider approval of the Dynasty_ Cleaners Addition, Lot 1, Block 1, Site Plan and
Minor Plat, to allow the development of an approximately 10,400 square-foot retail
building on approximately 1.606 acres of property located at the southeast corner of
S.H. 121 and Denton Tap Road, at the request of Enoch, Inc.
Presentation:
City Planner Andrea Roy introduced the item to the Commission, showing exhibits of the
proposal, including a color board. She stated this property is zoned HC (Highway
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11.
Commercial), intended for regional retail uses and is within a Primary Image Zone. She
reviewed the Site Plan, noting that a drive-through lane is proposed for the highly visible
southern end of the building, and a proposed convenience store, which would require a Special
Use Permit, may be located at the northern end. After further outlining numerous
staff concerns with this Site Plan; i.e., four awkward/random parking spaces, concerns with the
Landscape Plan; i.e., lack of detail/design, the fact that the elevations were not drawn to scale,
etc., she then related concerns regarding the Minor Plat. Ms. Roy went on to state that staff
recommends denial of this project and reiterated the reasons for so doing.
Jared Jackson, Enoch, Inc., 10203 Corkwood, Suite 110, Dallas, TX 75238, was present to
represent this item before the Commission and answer any questions, addressing staff's
concerns.
Public Hearing:
Vice Chairman Stewart 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.
Vice Chairman Stewart closed the Public Hearing.
Discussion:
Some discussion followed with regard to safety issues regarding Middle School children
walking to and from this facility, should neighborhood retail uses be located at this site,
concerns regarding this proposed use in a Primary Image Zone, circulation/safety issues
regarding the location of the drive-through, etc.
Action:
Commissioner Halsey made a motion to deny the Dynasty Cleaners Addition, Lot 1, Block 1,
Site Plan and Minor Plat. Commissioner Kittrell seconded the motion; motion carried (5-0)
with Commissioners Nesbit, McGahey, Kittrell, Halsey and Stewart voting in favor of denial.
None opposed.
General discussion concerning planning and zoning issues.
A. Update on Council planning agenda actions on August 14, 2001.
a. Case No. S-1189, Donut City, zoning change from C to C-S.U.P-1189.
b. Town Center Addition, Lot 3, Block 3, Site Plan (First American Bank)
c. Ordinance for Case No. PD-129R2, Parks of Coppell, Tract HI
(Huntington Ridge), zoning change from PD-129R to PD-129R2
d. Ordinance for Case No. PD-191, Freeport VH, zoning change from LI to
PD-191-LI
e. Ordinance for Case No. S-1187, Tasty Donuts, zoning change from C to C-
SUP-1187
fi Ordinance for Case No. S-1188, Pan Acean Noodle Shop & Grill, zoning
change from C to C-SUP-II88
g. Revocation of Ordinance No. 91500-A-281 for Special Use Permit-Il81,
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which would have allowed the operation of CC's Coffee House to be located
in Suite 401 of the Coppell Crossing IV Shopping Center at 777 S.
MacArthur Boulevard
Planning Director Gary Sieb advised the Commission of Council's actions on the
above-listed agenda items.
Bo
Director's comments
a. Interviews with Planning and Zoning Commission candidates, starting at 6
p.m., Tuesday, August 21st.
Planning Director Sieb reminded the affected Commissioners of the scheduled
interviews on Tuesday, August 21st, starting at 6 p.m. He stated that 24 candidates
listed this Commission as their first choice.
He then thanked the Commission for its continued support of staff recommendations
regarding cases brought before them, stating that as time goes on, cases are becoming
more complicated and decisions regarding the protection of the integrity of the
community become more difficult.
With nothing further to discuss, the meeting adjourned at approximately 9:20 p.m.
Texx Stewart, Vice Chairman
ATTEST:
Barbara H. Jahoda, Sr. Administrative Secretary