PD174-AG 990112AGENDA REQUEST FORM
CITY COUNCIL MEETRqG:
1999 ITEM #
ITEM CAPTION:
PUBLIC HEARING:
Consider approval of Case No. PD-174, Pr00fR0c, k Wateroroof'lmt Systems, zoning change request from C (Commercial) to
Pl)-C (Planned Develol~lent, Commorcial) to allow a 1,.~0 sf storage addition to an existing residential structure on
Commercial pfopeA'ty located at 196 Southwestern Boulevard.
SUBMITTED BY: Gary L. Sieb ~\(
Decision of P&Z Commi~ion: Approved (6-0) with Commi~sioner~ Nesbit, McGabey, Lowry, McCaffrey, Halsey and
Stewart voting in favor. None opposed. Commissioner Kittrell was absent.
Approval subject to the Site Plan, Building, Sign and Landscape Elevations which include:
a) A14' side yard setback and 20' rear yard setback.
b) Pmmit up to 54% of tbe structm~ to be devoted to wardmusing.
c) Driveway lmvement shown to be separated by an approximate 5' wide landscape buffor.
d) Allow tbe mrrmt ~ driveway sparing of 70'.
e) Pormit a 6' high woodm fence.
f) Attached sign will not exceed 10 square feet and tbe color of the sign backgrmmd will match tbe
color oftbe siding and the color of the lettering will match the dark green color of the slmttors and
g) Building matorials will be as follows:
Brick -Aeme Quormn - Blend No. 136
Trim Paint - Shandn Williams, Gateway Gray # 20~6
h) Additional dectrkal serviee canmefion shall be undeeground.
i) Utility meters and mechanical equipment shall be either placed in inconspicuous locations
And with the following additional conditio~/~e~g met:
used o~ the addition.
3) Provide layout and description of irrigation system to be used on site.
DIR. INITIALS: '
Agenda Re/luest Form -
FIN. REVIEW:
Document Name: g/IPDI74
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: PD-174, PROOFROCK WATERPROOFING
SYSTEMS
P & Z HEARING DATE:
C.C. HEARING DATE:
December 17, 1998
January 12, 1999
LOCATION:
196 Southwestern Boulevard
SIZE OF AREA:
Lot size: 10,075 sf
Existing residential structure:
Proposed addition: 1,560 sf
1,188 sf
CURRENT ZONING:
C (Commercial)
REQUEST:
PD-C (Planned Development, Commercial)
APPLICANT:
Owner:
Frances Kilborne
ProofRock Waterproofing Systems
192 Southwestern Blvd.
Coppell, TX 75019
(972) 438-7325
FAX: (972) 304-5895
Architect:
Timothy Terry
3232 Villanova
Dallas, TX 75225
(214) 750-6750
FAX: (214) 750-4705
HISTORY:
The property consists of Lot 1 within the North Lake Estates
Subdivision, recorded in 1961. There has been no recent zoning or
platting activity on the property.
TRANSPORTATION:
The portion of Southwestern Boulevard adjoining this property is
asphalt pavement contained within a 90'-wide right-of-way. The
thoroughfare plan calls for improvement to C4D standards, four-
lane divided street. Currently, it is a two-lane road.
SURROUNDING LAND USE & ZONING:
North-
South -
East -
West -
Commercial; "C-S.U.P." Commercial, Special Use Permit
vacant; "LI" Light Industrial
Commercial; "C" Commercial
Single family residence; "C" Commercial
Item # 6
COMPREHENSIVE PLAN:
The Comprehensive Plan shows the property as suitable for
mixed uses.
DISCUSSION:
The applicant, a commercial specialty subcontractor that does
waterproofing and restoration of commercial buildings, is
proposing to convert the existing house on this property to an
office. Two people will use the office during normal business
hours five days a week, Monday through Friday. In addition,
Proofrock plans to build a 1,560 sf brick masonry addition to store
many large sized tools and equipment used in their business. The
company also has 10 employees that work at job sites. All
employees drive directly to the appointed job site each day.
Staff supports the conversion of this residential structure into a
commercial property, as well as the construction of a 1,560 sf
brick addition, and the creation of 6 parking spaces. However, the
applicant is requests a number of development variances.
The new addition shown on the architectural site plan observes the
existing house 14' side yard setback along the western property line
and a 14' rear yard setback. Typically, in a commercial district the
side yard set back is 30' and the rear yard setback is 20'. The lot
measures only 74'-wide by 134'-deep. Other than building a
second story to the house, the only addition that would meet the
commercial setbacks would be a 14'-wide structure that would run
down the center of the property. Therefore, strict enforcement of
setbacks precludes the use of the property for most commercial
purposes. Aesthetically, the new addition would be less obtrusive
if it observed the side yard setback of the existing structure.
Consequently, the first variance entails requesting a 16' reduction
in the side yard setback and a 6' reduction in the rear yard setback.
Staff is of the opinion that the applicant is overbuilding the lot,
therefore, recommends to reduce the size of the addition by 156
square feet to observe the 20' rear yard setback.
In a commercial district it is permitted to have limited
warehousing, not to exceed 50% of the structure. The proposed
equipment storage addition exceeds the maximum by
approximately 4%. Therefore, the applicant will require a waiver
to this provision of the zoning ordinance.
The driveway pavement leading to the new off-street parking
spaces and the loading area located in the rear two-thirds of the
property is shown to be separated by an approximate 5' wide
landscape buffer, rather than a 10' wide buffer as required by
ordinance. The variance would only apply to approximately 24' of
Item # 6
pavement leading to the gated fence being proposed by the
applicant. The area behind the screen wall used for vehicular
movement, parking, loading and storage is exempt from the
landscaping requirements because the area has restricted access and
effective screening.
The driveway spacing requirement along Southwestern Boulevard
is 90' per the City's Subdivision Regulation. The current driveway
on this property and the driveway to the west are spaced at
approximately 70'. For this reason, the applicant will need a 20'
variance to the minimum driveway spacing.
The fence being proposed is a 6'-high wood fence along the east
and north property lines, as well as 32 feet of the western property
line intended to screen both the driveway and the parking area from
adjacent properties. The fence would replace an existing chain link
fence that surrounds the property. The applicant proposes to
preserve the majority of the chain link fence along the west
property line because a number of trees are growing in and around
the fence. However, the applicant intends to wrap the wooden
fence around the northwest corner of its property just far enough to
tie in with the wood fence on the west property line. This is
acceptable to staff as long as the tie-in occurs on Proofrock's
property.
The applicant is of the opinion that a wood fence would "fit in"
better with the semi-residential character of the neighborhood, as
well as being consistent with the fence already erected by one of its
commercial neighbors, Artisan Landscape, located at 832 Howell
Drive. The zoning ordinance typically requires a brick masonry
wall. Therefore, the second variance requires granting a
modification to the screening requirements.
The proposed storage addition will require the removal of 71
caliper inches of trees. The trees being removed are Hackberries
and Cottonwoods, all of which are considered trash trees in the
newly adopted tree preservation ordinance and do not require
replacement. The 30-caliper inch diseased willow tree will not be
counted in replacement calculations, especially since the applicant
has provided proof of its diseased condition. The applicant will
retain a total of 217 caliper inches of existing trees and will plant a
number of new trees, as well as heavily landscape the front yard
with shrubs, hedges and seasonal color.
The submitted building elevations show that the applicant will paint
the existing wood siding white (Sherwin-Williams White Heron
~2425) and the trim on the structure will be gray (Sherwin-
Item # 6
Williams Gateway Gray//2086). The new addition is brick (Acme
Quorum Blend #136). Proofrock will install shutters on the south
elevation windows and will paint them dark green. An attached l0
square foot sign is being proposed on the front elevation. The sign
background will match the white siding color and will use dark
green lettering to match the color of the shutters. The size of the
sign meets our signage requirements.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
The planning staff recommends approval of the zoning change request subject to
development in conformity with the site plan, building and sign elevations and
landscape plan which include:
a) A 14' side yard setback and 20' rear yard setback.
b) Permit up to 54 % of the structure to be devoted to warehousing.
c) Driveway pavement shown to be separated by approximately 5' wide
landscape buffer.
d) Allow the current Southwestern driveway spacing of 70'.
e) Permit a 6' high wooden fence.
f) Attached sign will not exceed 10 square feet and the color of the sign
background will match the color of the siding and the color of the
lettering will match the dark green color of the shutters and front door.
g) Building materials will be as follows:
Brick - Acme Quorum - Blend No. 136
Paint - Sherwin Williams, White Heron #2425
Trim Paint - Sherwin Williams, Gateway Gray # 2086
h) Additional electrical service connection shall be underground.
i) Utility meters and mechanical equipment shall be either placed in
inconspicuous locations or screened from view.
And with the following additional conditions being met:
1) A roadway impact fee will be required for addition to the existing
building. (See Engineering Department comments)
2) Provide layout and description of irrigation system to be used on site.
ALTERNATIVES:
ATTACHMENTS:
1) Recommend approval of the request
2) Recommend disapproval of the request
3) Recommend modification of the request
4) Take under advisement for reconsideration at a later date.
1) Informational packet (total of 17 pages)
2) Architectural Site Plan
3) Building Elevations
4) Landscape Plan
5) Departmental Comments
Item # 6
DEVELOPMENT REVIEW COMMITTEE
ENGINEERING COMMENTS
ITEM:
PD-174, Prool~Rock I~aterproo~ng Systems, a zoning change request from
"C" to "PD-C' to allow a 1,560 sf of storage addition to an existing
residential structure on Commercial property, located at 196 Southwestern
Boulevard, at the request of Frances Kilborne.
DRC DATE: November 24, 1998 and December 3, 1998
CONTACT: Mike Martin, P.E., Assistant City Engineer (972-304-3679)
COMMENT STATUS:
1. A roadway impact fee will be required for addition to the existing building.
2. Need variance for minimum driveway spacing of 90' as per the City's
Ordinance.
Subdivision
Put the ProofRock Seal on Your Building
December 8, 1998
City of Coppell
Planning Department
255 Parkway
Coppell, TX 75019
Application for Plan Development
196 Southwestern Blvd.
Dear Commissioners and Staff:
Enclosed please find 18 copies of the application of ProofRock Waterproofing
Systems for a Plan Development at 196 Southwestern Blvd. ("the Property"). Included in
the application are:
1.18 copies of this letter addressing substantive issues presented in the
application;
2. 18 copies of a letter from Artisan Landscape regarding the condition of a
willow tree that ProofRock proposes to remove;
3. 18 copies of a completed revised Zoning Application
4. 18 copies of photographs of the existing structure; (18 original photos were
submitted on October 21, 1998)
5.18 copies of a survey of the Property;
6. 18 copies of a drawing showing locations of driveways of adjacent properties;
7. 18 copies of a topographical map of the Property;
8. 18 copies of existing sewer and water mains serving the Property.
9. 18 copies of a print of the proposed sign that ProofRock intends to place on the
east elevation of the existing structure.
l 0. 18 copies of ProofRock's brochure.
11. 18 full sized and 3 8~r~ x 11 sized architectural drawings of the existing
structure and proposed improvements;
~ WATEI~PROOFING SYSTEMS, INC.
192 Southwestern Blvd. · Coppell, Texas 75019 · Phone: 9?2-438-SEAL 17325) · Fax: 972-304-5895
htlp://www, proofrock.com
12. 18 full sized and 3 81/2x 11 sized architectural drawings of the landscape plan.
Procedural History
Prooffiock filed an application on October 21, 1998 for a Special Use Permit to convert a
former residence to office space and to add a 1,560 square foot storage space at the
Property. ProofRock made its request for improvements as a Special Use Permit
application at the recommendation of Pert Vertanin after discussing its plans with Mr.
Vertanin and Commission staff. Subsequently, (after ProofRock had revised and
resubmitted its application a second time to address concerns raised by the Planning
Development Committee), Commission staff determined that a Special Use Permit could
not be granted because ProofRock's proposed storage addition does not meet the
commercial setback requirements for the east, north and west sides of the property. After
further discussion with Commission staff, ProofRock is resubmitting its proposal as a
Plan Development application.
Commercial Setback Issues
In order to construct its proposed 1560 square foot storage addition, ProofRock requests a
waiver or variance from the commercial setback requirements that would normally
require thirty feet on the east and west sides and twenty feet at the north boundary of the
Property. ProofRock believes that a waiver or variance is appropriate in this case
because of the unusual difficulty that the Property's zoning history creates.
The Property is currently zoned "C" commercial, but the existing structure was built and
used as a residence for the past thirty years. Strict enforcement of the commercial
setback requirements with respect to virtually any addition to the existing structure would
preclude the use of the Property for most commercial purposes.
The lot was originally a residential lot and measures only 74 feet wide by 134 feet deep.
Other than adding a second story to the house, the only addition that would meet the
commercial setback requirements would be 14 feet wide and nm down the center of the
property. It is doubtful that the existing structure could support a second story in
accordance with city requirements. Thus, for all practical purposes, no usable addition to
the existing structure could meet the commercial setback requirements.
Further, the existing structure consists of only about 900 square feet of usable space, too
small to serve as an office space for the majority of businesses. Thus the only way the
Property is likely to be used for the purpose for which it is zoned, commercial, is if the
existing structure is enlarged. The only way it can be enlarged in a usable manner is if a
variance from the commercial setback requirements is granted. In the event that
ProofRock is unable to go forward with its plan to add to the existing structure in some
form, the only other option would be for ProofRock to lease the house for use as a
residence, which would seem to be inconsistent with the intentions of the City in zoning
the Property commercial.
Screening Requirements and Landscape Buffer Issues
ProofRock requests a variance from Section 34-1-8(C)(2)(a) of the Coppell City
Ordinance, which requires that "[a]ll off-street parking and loading areas shall be
separated fi.om alley fights-of-way and other property by a perimeter landscape area of at
least ten (10) feet in width (Ord. 91500-A- 105); and from Section 34-1-8(C)(2)(c) which
requires that "all driveways and vehicular use areas shall be separated from other
property by a perimeter landscape area of at least ten feet in width. (Ord. 91500-A-105).
ProofRock proposes to erect a six foot wood fence along the east and north and part of
the west boundaries of the Property both to screen the driveway and the parking area.
The fence would partially replace an existing chain link fence that surrounds the property.
The fence along the east property line would actually run about one foot inside the east
property line because this is where the existing fence is located. Along the north property
line, the fence would be on the property line and would terminate perpendicular to a
storage shed located at the north end of the lot at 200 Southwestern. Along the west
property line, the fence would mn just far enough along the west property line of 196
Southwestern to "tie in with" the wood fence located at 200 Southwestern that runs along
the east line of that property. (The north line of the fence running along the north
property line of 200 Southwestern is located about 2 feet south of the north property line
of 196 Southwestern. ProofRock would run its fence along these two "exposed" feet of
the west property line.) ProofRock does not propose to replace the chain link fence along
the remainder of west property line because doing so would require the removal of
several trees growing in and around the fence and because under ProofRock's proposal,
no parking or paving areas would be located there, and thus, no screening is required.
As you know, pursuant to Section 34-1-8(A)(1)(b), erecting a six foot masonry fence
would result in an automatic exemption from the requirements of Section 34-1-8(C).
ProofRock believes that a wood fence would "fit in" better with the semi-residential
character of the neighborhood as well as be consistent with the fence already erected by
one of our commercial neighbors, Artisan Landscape, located at 832 Howell and with our
residential neighbor located at 200 Southwestern. In addition, erecting a wood fence
rather than a masonry fence would prevent the destruction of several trees along the east
property line as well as four located just north of the property line, all of which provide
shade for the Property as well as for 829 Howell. ProofRock will ensure that its wood
fence is equal in quality to the one erected by Artisan.
Tree Replacement Issues
At the time of this filing, the Coppell City Council is still considering but has not yet
passed a resolution that would alter the landscaping requirements as they relate to
replacement of trees removed. Without a clear understanding of the regulations that will
apply when this application is voted on by either the Planning Commission or the
Council, ProofRock can not seek a specific variance or waiver. However, ProofRock's
proposed storage addition will require the removal of a 30 inch cottonwood, a 9 inch
hackberry, a 10 inch cottonwood, a 16 inch cottonwood, and a 30 inch diseased willow
(see attached letter from Artisan Landscape). ProofRock will retain a total of 217 caliper
inches of existing trees. Because of the density of trees already on the property,
ProofRock requests a waiver to the extent that any landscape ordinance requires
replacement of the 65 caliper inches of hackberdes and cottonwoods that ProofRock
proposes to remove.
Sign
ProofRock has proposed to place a white metal sign with a dark green border and dark
green lettering not to exceed 5 feet in length and 2 feet in width on the east elevation of
the existing structure. The color of the background will match the color of the siding and
the color of the lettering and border will match the shutters and front door color. A prim
of the sign is attached hereto.
Size of Addition
In the event that the size of the proposed equipment storage addition (1560 square feet) is
inconsistent with any regulations, ProofRock requests a variance from those regulations.
ProofRock does not store any materials used in its business but does need a reasonable
amount of space to store equipment such as scaffolding, large power tools, and, from
time-to-time, company-owned vehicles. Because ProofRock's overall plan will result in
an improvement of the property from its current condition, Prooffi. ock believes that any
necessary variance is justified.
Driveway Spacing
Because the Property was initially developed for residential purposes, the spacing of the
driveway with respect to the adjacent property at 200 Southwestern does not meet the
ninety foot requirement that applies to commercial property driveways. ProofRock
requests a waiver of this requirement. Absent such a waiver, the property could not be
used for commercial purposes.
Should you have any questions regarding this application, please call me at 972-438-
7325.
Respectfully submitted,
Frances McD. Kilbome
Vice President
4
Brian J. Sandleback
President
P.O. Box 693
Coppell, Texas 75019
Office: (972) 393-0965
Fax: (972) 462-7076
Texas Licensed Irrigator
#3376
~.-Texas Master Certified Nursery
Professional
#1811
November 16, 1998
City of Coppell
Planning Department
255 Parkway
Coppell, TX 75019
RE: 196 Southwestern Blvd.
Dear Commissioners:
This letter is to inform you about the condition of a 30 inch willow tree that
ProofRock Waterproofing Systems has proposed to remove from the referenced property.
This tree in no longer healthy due to weather damage and age and poses a safety hazard if
it is not removed.
Should you have any questions regarding this matter, please feel free to call.
Brian J. Sandleback
ProofRock Waterproofing Systems
Application for Special Use Permit
No'~ember 10, 1998
Pagt: 8 of 10
PHOTOGRAPHS OF EXISTING STRUCTURE
(17 Copies of Original Photos Submitted with October 2l, 1998 Application)
South Elevation
Fast I;ile', ation
ProotRock Waterproofing Systems
Application for Special Use Permit
November 10, 1998
Page 9 o£ I0
North Elevation
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/ PROOFROCK SEA:Ls BUILDINGS!
ProofRock provides technically superior
restoration projects with responsive and
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At ProofRock, we focus on the skin of
system design and product performance c0m..l
repairing failing ones.
person~
Repairing water entry through metal & gl
~ specialty. ProofR°ck surveys the leaks, '
'~! ~ -" the problems for Your files. You receive
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'~ "~.:,'l~ng:term;Warr~ties on our work.
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~ '~,, P ooER~K S PROPOSALS MAKE SEALING ~i)L Ul~gl~
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WAIERPROOFING SYSIEMS, INC.
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C]LASS CURTAIN WALL WATERPROOFING*'& RESTORATION
· sealant repla~rnent and silicone sealing / wet glazing / leak repmr
· curtain wall col(er replacement, ma~ching finishes - aluminum
i aluminum or st~i~less steel curtain wall cladding systems to wateq~moforl
rubber gasket rap'la_cement in windows, store£ronls ~r ~uttain wall sy~,
skylight repair - si~. one sealing, glass/plastic replacernent
metal wall panel cleaning, cladding & waterproofing :.,. . .-'"'
CAULKING & SEALAI~..REPLACEMENT '" "'
· proper sealant use ana'l~is & recomnmmfation for sealant types
· replacement of sealant i~alljoint types on walls, floors & concretepaving
· granite, limestone, marbl~g~, brick & concrete joints
· tile & concrete paving at s/dewaiks, plazas & parking areas
· EIFS & plasJer joints ~ *'
· roof flashing, penetrations, s~Lhts, antenna conneclion joints
PARKING C]ARAGE REPAIR & D~ECK COATINGS SYSTEMS
· concrem cleaning, degreasing, sho~blastin8
clear, penetrating, water repellent~alers
~ floor & wall expansion joint repair.~ replacement
· skid resistant / waterproof~ tlexib e floor coatings for parking areas and walkways
· ~ : . ,~"
B^SEMENT & BALCONY W^TERPR F~NG & L~K REP^;~ SYs'rE/~s
· repair / replace original waterproof membrane sy~erns
· interior side (negative side) leak repair systems
· chemical injection ~grouting at cracks in ~oncrete walls & tToors
NRY RESTORATION
BRICK, NATURAL STONE & CONCRETE
· brick tuck pointing & crack repair ·
· brick removal, thru. wall flashing repair
· restorative cleaning & stain removal
· clear, water repellent, anti.graffiti, sealers
CONCRETE REPAIR & RESTORATION SYSTEMS
· concrete toppin~ systems for ponding
structural/crack repair with epoxy adhesive
o[ concrete damage to
solutions
systems
"... it (recaulking and elastomeric coating a totally occupied ten
level parking garage) has been almost effortless. I give them
credit for smart planning, good communications, and a
commitment to a quality job. #
KEN KEENEY
"(ProofRock President) Richard Myers' technical background
lends significant insight to the proper design and repair of wall
systems...he has demonstrated a knack for uncovering and
addressing potential problems or conflicts on a job."
KEN PAAR, VICE PRESIDENT, CONLEY DESIGN GROUP
"...he's (ProofRock's President Richard Myers) probably the most
knowledgeable contractor in the curtain wall repair side of the
market. No doubt, if ! were hiring a contractor to repair the
curtain wall, windows or skylights on my building, I would insist
on a company with his background period. ~
F~NK EARLY, KAWNEER COMPANY, INC.,
DALLAS D~STRICT MANAGER (CURTAIN WALL MFG.)
of Rock
WATERPROOFING SYSTEMS, INC.
.. 192 Southwestern Blvd. · Coppell, Texas 75019
972-438-SEAL (7325) · Fax: 972-304-5895
www. proofrock.corn