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BOA 1/15/98 Minutes CITY OF COPPELL, TEXAS .... BOARD OF ADJUSTMENT I t 1998 SPECIAL MEETING Thursday, January 15, 1998 The Board of Adjustment met in special session on Thursday, January 15, 1998, in the Conference Room, Fire Administration Building, 500 Southwestern Blvd. Board members present: Alternate board members present: Jerrie Kertz, Chairman Richard Hohnholt, Commissioner David Hymer, Commissioner Norman Kressmann, Commissioner Michael Seifert, Commissioner Jamshed Jamadar, Commissioner Charles Armstrong, Commissioner Board members unable to attend: Staff members present: David Stonecipher, Vice Chairman Greg Jones, Chief Building Official Cletus Glasener, Commissioner Ken Griffin, City Engineer Mary Beth Spletzer, Recording Secretary Applicants present: Bill Anderson, Dowdy, Anderson & Associates, Dallas Robert Malley, Malley & Associates, Longview Fred Conger, 513 Oakcrest Drive, Coppell Others speaking: Wait Fuller, 505 Oakcrest Drive, Coppell ITEM 1: Call to order at 7:30 p.m. by Chairman Kertz. ITEM 2: Invocation was given by Pastor Rosenberg of First United Methodist Church. Commissioners Armstrong and Kressmann were invited to step forward and serve on the Board in the absence of Vice Chairman Stonecipher and Commissioner Glasener. ITEM 3: Approval of Minutes of December 4, 1997 Meeting. Commissioner Hymer made a motion that the minutes of the December 4, 1997, meeting be approved, as written. Motion was seconded by Commissioner Kressmann, and a vote was taken. Motion carried, 5 to 0. Chairman Kertz administered the oath for all members of the audience who were speaking either for or against the request being presented at this meeting. ITEM 4: Public Hearing to consider a request for a special exception from Section 41-3-3(D) of the City's Zoning Ordinance, which concerns parking requirements and the Board's ability to waive or reduce those requirements, depending on the character or use of a facility. First United Methodist Church is requesting the use of an alternate paving material for the parking area located at 325 S. Heartz Road. The City's Zoning Ordinance stipulates that parking be allowed only on a paved, concrete surface. Board of Adjustment January 15, 1998 Page 2 Greg Jones explained that this request has been through considerable discussion and review prior to this meeting. He reminded the Board that they are empowered to consider and grant special exceptions to the parking requirements of the Zoning Ordinance, where the character or the use would make unnecessary the full provisions required. He further explained that, unlike a variance, a special exception does not require the presence ora hardship. The Ordinance requires that all parking be on paved, concrete surfaces, and in addition, the Subdivision Ordinance stipulates paving design criteria for parking lots. He noted that Appendix C-J, included in the packet, lists the requirements, such as 5 inches of concrete, a prepared subgrade, etc., all of which are required for various reasons, one which is the weight of fire apparatus. Referring to the packet, Greg Jones noted that the appropriate section of the December 9, 1997 City Council minutes is included. He reported that City Council unanimously approved the use of this alternative substance for a 24-month test period, requiring quarterly reviews, a semi-annual written review to Council, and a six-month take-out period should the test fail. He further reported that all sidewalks and approaches to the parking area will be concrete, and that City Council modified the requirements to include 419 TiffBermuda Grass sod for the top covering and a six-inch preferred base. In addition, he reported that City Council would address the issue of striping Greg Jones explained that several City staff members, himself included, viewed an area at Texas Motor Speedway where this product is currently being tested. For demonstration purposes, a loaded concrete mixer truck was driven forward and backward over the test area, and although normal temporary tire tracks were lef~ in the grass, there were no long-standing ruts or marks. He further commented that although the long-term performance of this product isn't yet known, the test period as required by City Council would eventually provide those results. Based on the character or use clause, as well as the monitoring process established by City Council for this particular request, Greg Jones noted that Staff recommends approval. He distributed one letter in favor of the request from a nearby property owner. Chairman Kertz asked for clarification on whether this request involves the number of parking spaces, in addition to the surfacing material, and Greg Jones indicated that the request is for the material only. Commissioner Armstrong asked if this parking area included the necessary handicapped spaces, and referring to the drawing, Greg Jones noted that they do meet the criteria for handicapped parking. It was further clarified that this request applies not only to the large section of parking on Heartz Road between VanBebber and Bethel School, but also to the smaller section of property at the northeast corner of the existing church grounds. The applicant was invited to step forward and present his case. Board of Adjustment January 15, 1998 Page 3 Bill Anderson, of Dowdy, Anderson & Associates, civil engineering firm, explained that he is representing the church this evening to answer questions about this new product. He indicated that if this new technology passes the testing process, he could foresee its use for overflow parking for shopping centers and/or in place of concrete as a surfacing material for such infrequently used areas as fire lanes located behind buildings. This church parking lot, he explained, is a good passive test because it doesn't get heavy daily use. As the testing process continues, he explained that more intensive uses will be explored. Robert Malley, ofMalley & Associates, explained that his company is the developer of this product, which is an aggregate-based, loading-bearing material containing growing medium. He noted that this product is designed to: 1) reduce the amount ofrun-o~ 2) carry a load; and 3) be environmentally correct with the grass growing to only three inches in height at maturity. He explained that the test site, located at the Texas Motor Speedway, has been in existence for approximately 2-1/2 years and isn't regularly watered or fertilized. He reported that this surface is mainly designed for car parking, but an experiment was conducted at the test site with an 80,000-pound load to verify that it could handle the weight of a fire truck. Over the long term, he noted that this surface is expected to react similar to the artificial turfofa football field, which is still in good condition at the end of the season, but shows a few wear patterns. Unlike a football field, however, this product is expected to rejuvenate itself when not in use. The meeting was opened to the public for those wishing to speak in favor of the request. Fred Conger, a member of First United Methodist Church, referred to the positive changes that have taken place in Coppell during his 18 years of residency. On the negative side, he noted that increased taxes, traffic jams, and more and more concrete, are part of the price that Coppell citizens pay for such phenomenal growth. He reported that First United Methodist Church has, likewise, enjoyed rapid growth over the years, and is now planning to build a new 1,100-seat sanctuary, which necessitates the additional parking. Mr. Conger indicated that this proposed new parking area was formerly slated to be an apartment complex, until the church acquired the property for parking in 1995, adding that he felt a parking lot is a good aesthetic use of this land, especially with the addition of the landscape islands, as specified by City Code. He concluded that green grass is much prettier and adds a rustic appeal, than does a concrete surface. Walt Fuller, a neighbor to the church, explained that he is not totally opposed to this request, but is concerned. He explained that, over the years, the citizens of Coppell have fought hard for stringent City Codes, emphasizing that Coppell is not a city of "alternate things", builders are expected to follow requirements. Mr. Fuller further explained that he has worked in the field of building facilities since 1970, and during that time has tried numerous types of parking lot surfaces, noting that whenever there is an alternate plan, it is always used, but seldom works. He expressed his concern about the maintenance of this proposed "grassy knoll" parking lot, commenting that the maintenance of the existing church grounds is marginal, at best. In conclusion, Mr. Fuller commented that although he does not want an open piece of semi-developed "test station" property in his neighborhood, it might be more tolerable if the church was required to submit a maintenance plan for that site. The meeting was closed to the public and opened to the Board for discussion. Board of Adjustment January 15, 1998 Page 4 Commissioner Seifert asked who from the church is responsible for reporting to the City, as well as how that monitoring process will occur, and Greg Jones responded that Ken Griffin, the City Engineer, will review the quarterly reports. He further commented that because this site is located in the middle of the City, plenty of people will be watching its performance. Commissioner Seifert further asked how the striping process would be done, and Greg Jones reiterated that City Council would address the striping issue, noting that the Fire Chiefs main concern is that the parking lot be laid out to insure fire truck aCCeSS. Chairman Kertz asked if the routine residential lawn maintenance requirements for the City would also apply to this situation, and Greg Jones responded that they would. Commissioner Armstrong asked who would be responsible for determining whether or not this test is a failure, and Greg Jones replied that it would most likely be City Council. Commissioner Hymer emphasized that this is not a variance, but rather a special exception, so the question before the Board, as stated in the Ordinance, is whether full provisions are necessary. Greg Jones added that, with a special exception, there is a specific question to consider: whether or not the character or use is such as to make unnecessary the full provisions of the Ordinance. He noted that, in this case, the frequency and type of use are considered. Commissioner Hymer further commented that this product is on the cutting edge of technology, and because this type of material wasn't a viable option a few years ago, he feels it is now worthy of consideration on a test basis. Motion was made by Commissioner Hymer that the special exception be granted. Motion was seconded by Commissioner Kressmann and a vote was taken. Motion carried, 5 to 0. Special exception granted. ITEM 5: Greg Jones announced that the February meeting is cancelled, since no new applications had been received. The status of the March meeting would be announced at~er the February 6th filing date. Board members commented that the January training sessions were very informative and helpful. ADJOURNMENT: Motion was made by Commissioner Kressmann that the meeting be adjourned. Motion was seconded by Commissioner Armstrong, ar~ vote was taken. Motion carried, 5 to 0. Meeting adjourned at 8:10 p.m. Jerri~-~z'- C ha~n~j' , ~ Mary B~th Spletzer, Rect~rding Secretary