BM 2001-10-18 PZ Minutes of October 18, 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, October 18, 2001, in the Council Chambers of Coppell
Town Center, 255 Parkway Boulevard, Coppell, Texas 75019. The following members were present:
Chairman Rick McCaffrey
Vice Chairman Texx Stewart
Commissioner Sam Clark
Commissioner Ann Dragon
Commissioner Drew Halsey
Commissioner Anna Kittrell
Commissioner Greg McGahey
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.
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.
Chairman McCaffrey called the meeting to order.
Election of a Chairman of the Planning and Zoning Commission.
Commissioner Halsey made a motion to nominate Greg McGahey as Chairman of the Planning
and Zoning Commission for the upcoming year. Commissioner Kittrell seconded; motion
carried (7-0) with Commissioners Dragon, McGahey, Kittrell, McCaffrey, Clark, Halsey and
Stewart voting in favor. None opposed.
4. Election of a Vice Chairman of the Planning and Zoning Commission.
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Commissioner Kittrell made a motion to nominate Drew Halsey as Vice Chairman of the
Planning and Zoning Commission for the upcoming year. Commissioner McCaffrey seconded;
motion carried (7-0) with Commissioners Dragon, McGahey, Kittrell, McCaffrey, Clark,
Halsey and Stewart voting in favor. None opposed.
5. Approval of Minutes dated September 20, 2001.
Vice Chairman Halsey made a motion to approve the minutes of September 20, 2001, as
written. Commissioner Kittrell seconded; motion carried (7-0) with Commissioners Dragon,
McGahey, Kittrell, McCaffrey, Clark, Halsey and Stewart voting in favor. None opposed.
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PUBLIC HEARING: Consider approval of Case No. S-1194~ Frost Bites, zoning change
request from PD-178R (Planned Development-178R) to PD-178R-S.U.P-1194 (PD178R,
Special Use Permit-Il94), to allow the operation of an Italian ice cream shop to be
located in the Town Center West Retail Center at 171 iN. Denton Tap Road, at the
request of John Plohetski.
Presentation:
Assistant Planning Director Marcie Diamond introduced the item to the Commission, showing
exhibits of the proposal, stating this establishment will offer Italian ice cream products, as well
as packaged pastries and cookies, and will seat a maximum of 30 people both inside and out.
Of the fourteen notices sent out to property owners within 200', no responses were received.
She then stated that staff recommends approval of this Special Use Permit, reading two
conditions into the record.
John Plohetski, 825 Greenway Drive, Coppell, TX 75019, was present to represent this case
before the Commission and answer any questions, stating agreement with staff conditions. He
mentioned that offering packaged goods was not definite at this time.
Public Hearing:
Chairman McGahey opened the Public Hearing, asking for people who wanted to speak either
in favor or opposition or wanted to comment on this request to come forward. No one spoke.
Chairman McGahey closed the Public Hearing.
Discussion:
There was some discussion as to hours of operation and an opening date.
Action:
Commissioner Stewart made a motion to approve Case No. S-1194, Frost Bites, zoning
change request from PD-178R to PD-178R-S.U.P-1194, subject to the following conditions:
1)
The development of this property shall be in accordance with the site plan,
elevations, floor plan and sign plan.
2)
The hours of operation being limited to 7 a.m. to 12 midnight, seven
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days a week.
Commissioner Clark seconded the motion; motion carried (7-0) with Commissioners Dragon,
McGahey, Kittrell, McCaffrey, Clark, Halsey and Stewart voting in favor. None opposed.
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PUBLIC HEARING: Consider approval of Case No. PD-133-HC-R3~ Community
Credit Union~ zoning change request from PD-133-HC (Planned Development-133,
Highway Commercial) to PD-133-HC-R3 (Planned Development-133-Highway
Commercial, Revision 3) to allow the development of an approximately 6,000 square-
foot facility on 1.675 acres of property located at the southwest corner of S.H. 121 and
Denton Tap Road, at the request of Community Credit Union.
Assistant Planning Director Marcie Diamond introduced the item to the Commission, showing
exhibits of the proposal, stating that this use represents what was envisioned by the
Comprehensive Master Plan. She then reviewed the technical issues discussed in the Staff
Report, which have since been addressed; i.e., parking space dimensions, the concrete diverter
at the drive-through lane, lack of landscape island at the end of parking row and approval by
TXDOT to provide a curb cut and deceleration lane off S.H. 121. Ms. Diamond then
reviewed the Landscape Plan and building elevations. She mentioned that of the 12 notices
sent to property owners within 200' of the affected area, no responses were received. She then
stated that staff recommends holding this case under advisement in order to adequately review
the revised Landscape Plan, which was received late this afternoon, etc.
Gary Weeter, PGAL Architects, 3131 McKinney, Suite 500, Dallas, TX 75204, was present to
represent this item before the Commission and answer any questions, addressing staff
comments. He requested approval of this zoning change so that this case can go forward to
Council, subject to the revisions that they've recently made, stating closing date concerns, etc.
Public Hearing:
Chairman McCaffrey opened the Public Hearing, asking for people who wanted to speak either
in favor or opposition or wanted to comment on this request to come forward. The following
person spoke:
Michael Stevens, 122 Natches Trace, Coppell, TX- voiced concerns regarding
the height of the masonry wall separating the commercial uses from the
residential uses. Would like to see an 8' wall to match the height of their
privacy fences vs. a 6' wall, to help alleviate car noise and exhaust fumes at the
drive-through.
Chairman McCaffrey closed the Public Hearing.
Discussion:
Discussion followed concerning alternate roof elements and design, which might be better
suited being located so close to a residential area; the fact that this project is in a Primary Image
Zone and will be the first one sees upon entering Coppell, it will set a precedence for others to
come in the area; being able to meet the corporate image while blending in with the area with a
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higher level of articulation; being uncomfortable sending plans forward to Council without
adequate review by staff, height of the masonry wall separating this property from the
residential property to the rear, etc.
Action:
Commissioner McCaffrey made a motion to hold under advisement the Public Hearing for
Case No. PD-133-HC-R3, Community Credit Union, zoning change request from PD-133-HC
to PD-133-HC-R3 to the Commission's November 15th meeting. Commissioner Clark
seconded the motion; motion carried (7-0) with Commissioners Dragon, McGahey, Kittrell,
McCaffrey, Clark, Halsey and Stewart voting in favor of continuance. None opposed.
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PUBLIC HEARING: Consider approval of Case No. PD-108R2.L The Reserve, zoning
change request from PD-108R2 (Planned Development-108R2) to PD-108R2.1 (Planned
Development-108R2.1) to relocate a 6' high masonry wall from 10' to 5' from the west
property line on a 13,700 square-foot lot located at the southeast corner of Park Road
and Benson Lane (283 Benson Lane), at the request of Roger & Agatha Kellett.
Presentation:
Assistant Planning Director Marcie Diamond introduced the item to the Commission, showing
exhibits of the proposal and describing why the homeowner is requesting this change of wall
location. She stated that staff reviewed this request as would the Board of Adjustment and
found that a property hardship doesn't exist, given the fact that the air conditioners can be
relocated elsewhere on the property. She also mentioned that this area is the main entrance
into Grapevine Springs Park and the existing trees would potentially be destroyed if this HOA-
maintained wall were moved back five feet. Ms. Diamond continued by stating that for these
reasons, staff recommends denial of this request.
Agatha Kellett, 620 N. Coppell Road #4206, Coppell, TX 75019, was present to represent this
item before the Commission and answer any questions, addressing staff comments. She
acknowledged that the air conditioners could be relocated, but explained that she and her
husband were planning to make this side area a dog run and with the wall being so close to the
house, this causes a hardship. She offered to move the trees outside the wall and offered to
replace them if they were to die.
Public Hearing:
Chairman McGahey opened the Public Hearing, asking for people who wanted to speak either
in favor or opposition or wanted to comment on this request to come forward. No one spoke.
Chairman McGahey closed the Public Hearing.
Discussion:
Some discussion followed regarding the concept of this Planned Development, the desire to
not encroach on the visual image of the park entry feature by breaking up the symmetry of the
wall, the desire to maintain setbacks so that public spaces are more open, etc.
Action:
Commissioner McCaffrey made a motion to deny Case No. PD-108R2.1. The Reserve, zoning
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change request from PD-108R2 to PD-108R2.1. Commissioner Dragon seconded the motion;
motion carried (7-0) with Commissioners Dragon, McGahey, Kittrell, McCaffrey, Clark,
Halsey and Stewart voting in favor of denial. None opposed.
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PUBLIC HEARING: Consider approval of the Carter Addition~ Lots 1 & 2~ Phase H~
Replat, to allow the replatting of Lots 1 and 2 to shift the property line between the two
lots to the east, on 7.96 acres of property located along the south side of Carter Drive,
west of Moore Road, at the request of Brian Rathe.
Presentation:
Assistant Planning Director Marcie Diamond introduced the item to the Commission, showing
exhibits of the proposal, reviewing the platting history development. She stated that in July,
2001, City Council approved an identical request, but the applicant failed to record the
document with the County, causing the replat to expire. She added that of the four notices
sent to property owners within 200', one favorable response from the applicant was received.
Ms. Diamond then stated that staff recommends approval of this replat, subject to one
condition, which she read into the record.
Bob Wright, Pate Engineers, 8150 Brookriver Drive, Suite S-800, Dallas, TX 75247, was
present to represent this item before the Commission and answer any questions, stating
agreement with the staff condition.
Public Hearing:
Chairman McGahey opened the Public Hearing, asking for people who wanted to speak either
in favor or opposition or wanted to comment on this request to come forward. No one spoke.
Chairman McGahey closed the Public Hearing.
Discussion:
There was no discussion.
Action:
Commissioner Dragon made a motion to approve the Carter Addition, Lots 1 86 2, Phase
Replat, subject to the following condition:
1) Fill in the name of the subdivision in the City Secretary's signature block.
Commissioner Stewart seconded the motion; motion carried (7-0) with Commissioners
Dragon, McGahey, Kittrell, McCaffrey, Clark, Halsey and Stewart voting in favor. None
opposed.
10.
PUBLIC HEARING: Consider approval of Case No. PD-194~ AmberPoint Business
Park, zoning change request from LI (Light Industrial) to PD-194-LI (Planned
Development-194, Light Industrial) to allow for an office/warehouse business park on
approximately 110 acres of property located along the south side of Sandy Lake Road;
between Royal Lane and State Road, and to consider a Detail Site Plan for a portion of
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Lot 1, Block A, to allow the development of a 308,000 square-foot building on a 15.11
acre portion of a 36.15 acre tract therein, at the request of AmberPoint Business Park,
LLC.
Presentation:
City Planner Andrea Roy introduced the item to the Commission, showing exhibits, a color
board and a reproduction of three alternative enhanced entries at the north and south corners of
the building. She discussed, at length, the variances to the Zoning Ordinance that have been
requested by the applicant; i.e., multiple monument signs, variances to the Tree Mitigation plan,
as well as various landscape requirements, including an off-site detention pond to serve both
Lots l&2. Ms. Roy then reviewed the concept plan which indicates that the overall site will
eventually hold six buildings totaling approximately 1.7 to 1.8 million square feet. Of the 19
public hearing notices sent to property owners within 200' of the request, staff received only
one response which opposed any new industrial development - not referencing this project in
particular. Ms. Roy went on to state that staff recommends approval of this zoning change,
subject to conditions which she read into the record.
Jim Gaspard, Vice President, and Jim Fulton, Leasing Agent, Transwestern Commercial
Services, 5001 Spring Valley Road, Suite 600W, Dallas, TX, were present to represent this
item before the Commission and answer any questions. Mr. Gaspard stated agreement with
staff conditions, addressing such. Mr. Gaspard mentioned that State Farm is the owner of this
property. John Fulton described the desired traffic flow of the site.
Public Hearing:
Chairman McGahey 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. Those speaking
were:
Jack Clark, President of the Oak Bend HOA, 718 Beal Lane, Coppell, TX -
Expressed overall concern regarding use of the area, observing proper footage
of landscaping, the proposed hike and bike trail along the west side of State
Road, having two entrances off State Road, the traffic issue (perhaps limiting
traffic to cars only), the detention pond and potential mn-off, protection of the
dry creek bed, preserving as many trees as possible to buffer this use from the
subdivision, etc.
Henry_ Knapek, Transwestern Commercial Services, 5001 Spring Valley Road,
Suite 600W, Dallas, TX - defended Site Plan and expressed the desire to be a
good neighbor to the City.
Richard Nordvke. O'Brien & Associates, 5310 Harvest Hill Road, Suite 136,
Dallas, TX 75230 - discussed further articulation of building.
Joe Hardman, 192 State Road, Coppell, TX - concerned about existing trees
along State Road, increased truck traffic, excessive speed, etc.
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Chairman McGahey closed the Public Hearing.
Discussion:
There was some discussion relative to listing individual tenants on monument signs, the
placement and screening of the truck docks, having an entrance that looks directly into a truck
well, placing a time limit on the tree mitigation issue, requiring additional landscaping to help
with screening, location of various signs, adequate buffering of this project from Oak Bend
Estates, the possibility of shifting the car parking area to the visible truck parking dock area,
providing more articulation to the expanse of the building to be more aesthetically pleasing, the
necessity for providing the second south drive off the proposed Freeport Parkway, etc. Jaime
Beard, Halff Associates, Inc., 8616 Northwest Plaza Drive, Dallas, TX 75225, addressed
concerns relative to the detention pond, clarifying that the pond will be a detention pond and
not a retention pond.
Chairman McGahey expressed concern with regard to approving conceptual site plans, stating
that the applicant needs to be aware he needs to come back with detailed site plans as
additional buildings are phased in.
Action:
Commissioner Stewart made a motion to approve Case No. PD-194, AmberPoint Business
Park, zoning change request from LI to PD-194-LI and the Detail Site Plan for Building 1,
subject to the following conditions:
1)
Eliminate sheet A2.2 from the submittal. Sheet A2.2S provides all necessary
information for the concept plan.
2) Eliminate Irrigation Plans (Sheets L2.1 & L2.2) from the submittal.
3)
Remove notations under Monument Sign A (Sheet A2.2S), indicating the
number, size, and height signs permitted. This does not correspond to the
requirements of the Zoning Ordinance. Further, indicate on the plan, which
signs will be constructed as part of the initial construction.
4)
Relocate the business park entry sign at the south end of Northpoint Drive and
provide some ground level landscaping at the base of both entry signs.
5)
Increase the height of the proposed screen walls on both sides of the north and
south truck courts to measure a minimum of 12' in height with the exception of
the screen wall located on the northwest corner, which will remain 6' in height.
6)
Revise Landscape Plan in the following manner:
-Ensure that all tabulations are correct, staff has calculated slightly
different amounts than what is noted on the plan,
- Provide the number of proposed off-site trees in the Table,
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7)
8)
9)
- More clearly indicate where the 10 existing trees are located that are
included in the Non-Vehicular landscaping calculations,
- Revise the height of the berm between Northpoint Drive and the
south truck court to measure 4' high.
- Provide two landscape islands (with trees) against the building,
serving the 8 passenger vehicle spaces located in the middle of the
north loading/service area.
Provide a note on the plan indicating that the following requests are being
made as a result of the Planned Development:
A tree mitigation plan shall be submitted and reviewed to the satisfaction of
the Leisure Services Department, in compliance with Section 34 Division
2, (Tree Preservation Requirements) of the Zoning Ordinance. This shall
be done before development is permitted to occur on the property.
· The Tree Mitigation Plan must be fully executed within three (3) years
from the date that the first building receives its Certificate of Occupancy.
The Perimeter Landscape Requirements shall be varied to:
- omit the planting of trees in the required Perimeter
landscape area over an easement,
- omit the planting of trees in the required Perimeter
landscape area, due to phasing of the project,
- provide oft-site landscaping, across from the subject
site,
- not require landscape islands (with a tree) within the
truck courts,
· The screening requirements shall be varied to allow the provision of a living
screen in lieu of a wall, to block the loading/service area from view.
· The detention pond located on Lot 2 shall be permitted to serve both Lots
l&2.
Monument signs, consistent with the quantity, quality, size, materials,
colors and located in the approximate locations, as indicated on this plan,
will be permitted within this PD.
The applicant will provide additional materials wrapping around the building
corners immediately to the west of Northpoint Drive.
Stone material will be used at each corner entranceway, in lieu of tilt wall or
metal panels.
10) Additional articulations and possible color variations shall be provided at the
middle of the building to break up the expanse relative to its length and height.
Commissioner Clark seconded the motion; motion carried (7-0) with Commissioners Dragon,
McGahey, Kittrell, McCaffrey, Clark, Halsey and Stewart voting in favor. None opposed.
11.
Consider approval of the AmberPoint Business Park~ Lots 1 & 2~ Block A~ & Northpoint
Drive Extension~ Preliminary Plat, to allow the extension of Northpoint Drive and the
development of an office/warehouse business park on approximately 110 acres of
property located along the south side of Sandy Lake Road; between Royal Lane and
State Road, at the request of AmberPoint Business Park, LLC.
Presentation:
City Planner Andrea Roy introduced the item to the Commission, showing exhibits, stating that
staff recommends approval of this Preliminary Plat, subject to three conditions, which she read
into the record.
Jim Gaspard, Vice President, Transwestern Commercial Services, 5001 Spring Valley Road,
Suite 600W, Dallas, TX, was present to represent this item before the Commission and answer
any questions, stating agreement with conditions.
Discussion:
There was no discussion.
Action:
Commissioner Kittrell made a motion to approve the AmberPoint Business Park, Lots 1 & 2,
Block A, & Northpoint Drive Extension. Preliminary Plat, subject to the following conditions:
1)
Provide a note on the Plat indicating that the additional right-of-way needed from
the City to extend Northpoint Drive will be dedicated by separate instrument.
2) Revise utility signature block for Paragon Cable to read AT&T Broadband.
3) Revise City Secretary signature block to indicate the name of the subdivision.
Commissioner Dragon seconded the motion; motion carried (7-0) with Commissioners
Dragon, McGahey, Kittrell, McCaffrey, Clark, Halsey and Stewart voting in favor. None
opposed.
A ten-minute break was observed.
12.
Consider approval of the Dynasty Cleaners Addition~ Lot 1~ Block 1~ Site Plan, to allow
the development of a 10,400 square-foot retail building on 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
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13.
proposal, reviewing the history of this property. She stated that this submission has remedied
many of staff's previous concerns, which she enumerated, and proceeded to outline
outstanding issues; i.e., a parallel parking space which creates a safety hazard, numerous
landscaping concerns, lack of signage details, specific brick color, etc. Because of the
significant level of outstanding issues, which were read into the record, Ms. Roy then stated
that staff recommends holding this case under advisement.
Art Anderson, Winstead Sechrest & Minick, 5400 Renaissance Tower, 1201 Elm Street,
Dallas, TX 75270, and Jerod Jackson, Enoch, Inc., 10203 Corkwood, Suite 110, Dallas, TX
75238, were present to represent this item before the Commission and answer any questions.
Mr. Anderson stated that the applicant is willing to hold this case and the Minor Plat
application over so the applicant can adequately address staff comments. He then addressed
some concerns.
Discussion:
There was discussion regarding the brick color, with indications that the lighter shade of red
brick was preferable, general elevation concerns, the fact that this site should be used for a
regional type of facility, vs. neighborhood, improved screening of faCade seen from elevated
portions of existing and future S.H. 121 and adjacent properties, screening of all rooftop
equipment from every angle because of the building's high visibility, etc.
Action:
Commissioner Stewart made a motion to hold under advisement the Dynasty Cleaners
Addition, Lot 1, Block 1, Site Plan to the Commission's November 15th meeting.
Commissioner McCaffrey seconded the motion; motion carried (7-0) with Commissioners
Dragon, McGahey, Kittrell, McCaffrey, Clark, Halsey and Stewart voting in favor of
continuance. None opposed.
Consider approval of the Dynasty Cleaners Addition~ Lot 1~ Block 1~ Minor Plat, to
allow the development of a 10,400 square-foot retail building on 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, stating that because the Site
Plan was held over to the Commission's November 15th meeting, staff recommends either
receiving a letter from the applicant waiving the 30-day approval process or denial of this
Minor Plat, which can be brought back next month.
Art Anderson, Winstead Sechrest & Minick, 5400 Renaissance Tower, 1201 Elm Street,
Dallas, TX 75270, said that they would be willing to either waive the 30-day rule under
Chapter 212 of the Local Government Code, or accept a denial without prejudice.
Discussion:
There was no discussion.
Action:
Commissioner Stewart made a motion to deny the Dynasty Cleaners Addition, Lot 1, Block 1,
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14.
Minor Plat. Commissioner Kittrell seconded the motion; motion carried (7-0) with
Commissioners Dragon, McGahey, Kittrell, McCaffrey, Clark, 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 October 9, 2001.
a. Case No. PD-186R2, Duke-Freeport, zoning change from PD-186R to
PD-186R2
b. Case No. S-1192, Pizza Inn, zoning change from C to C-S.U.P
c. St. Joseph Village, Lots 1-4, Block A, Final Plat
d. Trinity Shores, Lots 1-19, Final Plat
e. Wynnpage Plaza South, Site Plan and Minor Plat
f. Coppell Family YMCA, Site Plan Amendment
g. Text change to amend Section 12-34-7, Table 1 (Plant Palette), of the
Coppell Code of Ordinances (Zoning), to expand the list of allowable
plantings to include drought tolerant and native plants
Planning Director Gary Sieb advised the Commission of Council's actions on the
above-listed agenda items.
Director's comments
a. Advise Commissioners of the Looney Ricks Kiss contract regarding
revitalizing the Old Coppell Historic Overlay district.
b. Attendance requirements.
If a Board/Commission/Committee member is absent for
three (3) consecutive regularly scheduled meetings, or 25%
of the regularly scheduled meetings within a 12-month period,
said member shall be removed from the Board, and the City
Council will fill the unexpired term.
c. Training.
Planning Director Gary Sieb congratulated the new officers and welcomed Ann
Dragon to the Commission; advised the Commission of upcoming meetings on
November 12 and 14 with Looney Ricks Kiss Architects, Inc. (LRK), the City's Old
Coppell Master Plan consultant; read the attendance requirements for Boards and
Commissions; advised the Commissioners of upcoming training opportunities; probable
change in the seating arrangement next month, and the new after-hours security system
in the building.
With nothing further to discuss, the meeting adjourned at approximately 10 p.m.
Greg McGahey, Chairman
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ATTEST:
Barbara H. Jahoda, Sr. Administrative Secretary
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