Loading...
HomeMy WebLinkAbout2002-10-01 PLANNING AND ZONING October 1, 2002 MINUTES The regular meeting of the Planning and Zoning Commission was called to order by Chairman McNeese at 6:30 p.m. for consideration of scheduled items in the Council Chambers in Building "B" of the Municipal Building. Chairman McNeese stated there was a quorum of members of the Planning and Zoning Commission present. MEMBERS AND STAFF PRESENT: MEMBERS ABSENT: Chairman McNeese Vice Chairman Grove Bill Tarin Monty Huffman Ron Hughes John Deithloff Tony May Mike Collins, Director of Planning and Development Eric Wilhite, Planning and Development Manager Ron Young, Director of Public Works Bill Ridgway, Director of Economic Development Lee Koontz, Fire Chief Karla Allen, Administrative Secretary VISITORS: Bobby Baillargeon, Audi; Jim Stephenson, Stephenson Architects; Bruce French, KB Homes; Craig & Laura Satterfield; Karen Williams; Karen & Bill Jasper; and others listed in visitors' register. THE PLEDGE OF ALLEGIANCE AND INVOCATION: The Pledge of Allegiance was given by Commissioner Huffman and Invocation was given by Commissioner Hughes. ITEM 1 APPROVAL OF MINUTES Commissioner Deithloff made a motion to approve minutes from September 17, 2002 as written. Commissioner May seconded the motion. The vote was as follows: Ayes: Chairman McNeese, Commissioners Tarin, Huffman, Hughes, Deithloff and May Nays: None Abstention: Vice Chairman Grove Planning and Zoning Commission Minutes Page 2 October 1, 2002 The motion carried (6-0-1). ITEM 3 CASE #02-07-SUP — HOLD PUBLIC HEARING REGARDING A SPECIFIC USE PERMIT AND CONSIDER A RECOMMENDATION FOR AN ORDINANCE Receive public input regarding a request for a Specific Use Permit on T. Jasper Survey, A-861, Tract 5A2 & portion Tract 5A3, for a Automobile Sales & Service in PD 1333 (C-2 w/Private Drives Allowed) zoning, and consider a recommendation regarding an Ordinance. This property is located on 1701 W. Airport Frwy. Mike Collins, Director of Planning and Development, gave a brief overview of the case. The applicant, Bobby Baillargeon, is requesting a Specific Use Permit for a auto dealership to be located on Airport Frwy. The tract of land proposed for the development is approximately 5.37 acres in size. It is located on the eastbound Airport Frontage Rd. with Service King located immediately to the west and Grubbs Infinity located immediately to the east. The property is zoned PD based on C-2 (Community Business District w/Private Drives Allowed). The zoning is in place that would allow this use, however the zoning code does require for automobile dealerships to obtain a Specific Use Permit. The proposal conforms to all the Site Plan requirements with respect to screening. There is an existing masonry wall on the western portion of the property that was constructed as part of the Service King development. A masonry wall will be constructed to finish the western portion of the tract and will extend along the southern boundary line. There is a break in the southern masonry fence with a gate that will allow access to the Wilshire Pond Park area located to the south. The primary structure is a 41,000 square foot showroom that will also contain administrative offices. To the rear of the showroom will be approximately 17,000 square feet of the service department and located to the south of the site plan from the service area will be parking for the vehicles being serviced, as well as, employee parking. Masonry screening will also be located on the eastern portion of the lot and would satisfy the masonry screening requirements. The development also meets all requirements for landscaping, lighting and parking and is in substantial compliance with all other technical elements. Chairman McNeese opened the public hearing and asked for the applicant or representative to come forward for comments. Bobby Baillargeon, 8124 Greensboro Dr., Plano, stated they have sold the family Ford Dealership about two years due to a severe illness in the family and made application with Audi approximately nine months ago. Audi wanted the dealership to be located in Grapevine. Mr. Baillargeon stated he was able to persuade Audi to let him locate the dealership in the City of Euless. He stated that Audi is a high line German Import manufacture that produces automobiles in the $20,000 - $80,000 range. This is not a high volume dealership but would bring good sales Planning and Zoning Commission Minutes Page 3 October 1, 2002 tax revenue to the city and also the building Audi is wanting them to build would be IIIaesthetically pleasing to people passing by on the freeway. Chairman McNeese asked if there were any proponents/opponents, seeing none the public hearing was closed. Commissioner May asked Mr. Baillargeon to clarify that the service department will not include body repair or painting. Mr. Baillargeon stated that was correct. Chairman McNeese asked Mr. Baillargeon if this was a new and pre-owned dealership and what percentage of pre-owned vehicles versus new vehicles are sold. Mr. Baillargeon stated there are two types of used car businesses; one is certified which are the new late model vehicles that file for the manufacture certification, and the used car which are substantially older vehicles. His dealership will be approximately 60% new sales and 40% Audi certified vehicles. He stated he does not intend to carry anything more than 3 1/2 - 4 years old. Chairman McNeese asked what the sales tax impact would be to the City of Euless. Mr. Baillargeon stated Audi has determined this is a 1000 new vehicles sales volume point with an additional 40% pre-owned which makes it approximately 1400 vehicles will be sold. Chairman McNeese asked if the hours of operation are Monday-Friday 7:00 am — 9:00 pm, Saturday 7:00 am —9:00 pm and closed on Sunday. Mr. Baillargeon stated that was correct except Saturday hours will actually be 7:30 am —8:00 pm. Chairman McNeese asked Fire Chief Koontz if the storage of gas, flammables and hazardous waste meets the city's requirements. Chief Koontz stated the requirements have been met. Chairman McNeese asked Ron Young, Director of Public Works/City Engineer, if this site can handle any drainage problems with the design of the infrastructure. Mr. Young stated the infrastructure is adjacent to the site and will be extended to loop the water connected to the previous development and can handle the drainage. Commissioner Tarin asked Mr. Baillargeon for clarification if the volume of vehicles was per month or year. Mr. Baillargeon stated that was per year. Mike Collins, Director of Planning and Development, clarified that the State collects the sales tax on the vehicles. The local sales tax would be collected in the Parts and Service Department. Vice Chairman Grove asked what the official entity that will own this dealership. Mr. Baillargeon stated the official entity is Baillargeon Motors, LLP dba/Baillargeon Audi. Planning and Zoning Commission Minutes Page 4 October 1, 2002 Commissioner Hughes made a motion to approve case #02-07-SUP as written with the following condition: 1) tied to owner, Baillargeon Motors, LLP dba/Baillargeon Audi. Commissioner Deithloff seconded the motion. The vote was as follows: Ayes: Chairman McNeese, Vice Chairman Grove, Commissioners Tarin, Huffman, Hughes, Deithloff and May Nays: None Abstention: None The motion carried (7-0-0). ITEM 2 CASE #02-02-SP — CONSIDER A RECOMMENDATION FOR A SITE PLAN Consider a recommendation regarding a request for a site plan for Automobile Sales & Service proposed to be located at T. Jasper Survey, A-861, Tract 5A2 & portion Tract 5A3, 1701 W. Airport Frwy. Chairman McNeese asked for a motion without discussion due to this being the same case discussed previously. Commissioner Hughes made a motion to approve case #02-02-SP with the recommendation the Site Plan misspellings be corrected before going to City Council. Vice Chairman Grove seconded the motion. The vote was as follows: Ayes: Chairman McNeese, Vice Chairman Grove, Commissioners Tarin, Huffman, Hughes, Deithloff and May Nays: None Abstention: None The motion carried (7-0-0). ITEM 4 CASE #02-05-ZC — PUBLIC HEARING REGARDING A ZONING CHANGE AND CONSIDER A RECOMMENDATION REGARDING AN ORDINANCE Receive public input regarding a request for a zoning change of Solomon Huitt Survey, A-705, Tract 1B2 and Midway Square Addition, Block C, Lot 1 from C-2 (Community Business District) zoning to R-1 L (Single Family Limited Dwelling District) zoning and consider a recommendation regarding an Ordinance. This property is located on SW corner of Fuller-Wiser Rd. and E. Midway Dr. Planning and Zoning Commission Minutes Page 5 October 1, 2002 Mike Collins, Director of Planning and Development, gave a brief overview of the case. The applicant, KB Homes, Inc., is requesting a categorical zone change for property that is approximately twenty-three and one-half acres. It is located south of Midway Dr. between International Dr. and Fuller-Wiser Rd. The Arbor Glen Townhomes are located to the north. To the west is a ten acre tract owned by the HEB Independent School District. A residential subdivision known as Hideaway Court is located to the west and south and is a Planned Development based on R- 1 L standards. Immediately to the northeast on Fuller-Wiser Rd. and Midway Park is a four acre tract zoned C-1. There is approximately fifty acres of property zoned C-2 to the east and to the south of Fuller-Wiser Rd. from the subject property. The applicant, KB Homes, is requesting a categorical zone change. The property is currently zoned C-2 and is being requested to be zoned to R-1 L. No other variances are being requested from the R-1 L development standards. There are several lots that are identified on the exhibit, as well as, the turning radius identified on the cul-de-sac that do not meet the development standards. The point needs to be made that would this be a categorical zone change and this is only an exhibit document. It is during the platting process that the specific lot size, street configuration, etc. will be set to standards. Specifically to this zone change under R-1 L the twenty-three and one-half acres would be subdivided into approximately 130 lots. Staff has recommended to the applicant and the applicant has agreed to be very specific in the identification of the variety of homes to be constructed, specifically with respect to offering varieties of floor plans, roof pitches, location and types of garages, and differing brick masonry in order to insure there is a wide variety of housing product that is available to the buyer if the zone change is approved. The property would be surrounded by a masonry screening wall on all perimeters with the exception of the portion of the development that abuts the existing Hideaway Court residential subdivision. The primary points of ingress/egress are identified as two off of Fuller-Wiser Rd. and one to the southwest on Midpark Ln. Chairman McNeese opened the public hearing and asked if the applicant or representative was present and to come forward for any comments. Bruce French, KB Homes, Director of Land Acquisitions, 2711 LBJ Frwy., Dallas, stated he has been personally involved with this property for approximately 20 years when they originally sold approximately 100 acres to Dr. Van Riet out of Houston. The property in question is approximately 23.5 acres to be replatted into 130 single family lots, minimum size of 5500 square feet, the average size of the lots is 6766 square feet and with the minimum house size of 1700 square feet. Mr. French stated the market has a high demand for single family in this location and feel this is the highest and best use for Dr. Van Riet at this time. They are projecting the minimum square footage houses of 1,700 square feet to start at approximately $162,000. He stated the series they are proposing will have a multitude of elevations and floor plans. There is a total of twelve house plans with four to six elevations to choose from so there will be a wide variety of houses. They propose a staggered front yard setback with a variety of building materials. Planning and Zoning Commission Minutes Page 6 October 1, 2002 The upper limits of this price range well exceeds $200,000 to mid $200,000. The perimeter of the property will have a brick screening wall that will be owned and maintained by the Homeowners Association. There will be a mandatory Homeowners Association for all residents in the community. KB Homes is the largest home builder in the United States at the current time. They are the fifth largest in the DFW area and have been very active in the DFW area and look forward to working with Dr. Van Riet and the City of Euless. Chairman McNeese asked for any proponents to come forward for comments. There were none. Chairman McNeese asked for any opponents to come forward for comments. Craig Satterfield, 402 Hideaway Ct., Euless, President of the Hideaway Ct. Homeowners Association, stated the association held a meeting about this project and many concerns. These concerns were in regards to the density, drainage that comes from their development onto this site, whether this community would be gated or not, the trees are a sound barrier from the highway, where the red tail hawks would go when the trees are taken down, how this would affect the overcrowding of schools, residents are moving because of the overcrowding of schools and they do not want KB Homes to build in Euless. Mr. Satterfield distributed packets of information to the Commissioners on KB Homes. Mr. Satterfield detailed extensively the material that contained news articles, complaints and lawsuits on KB Homes for poor workmanship. Mr. Satterfield also stated the association would like to see this land be developed as residential over commercial, but they do not want KB Homes. Mike Collins, Director of Planning and Development, advised Mr. Satterfield this information, while important, is not relevant to this zoning case and the concerns on the quality of the building construction will be reported to the City Inspection Department. Mr. Satterfield stated they are trying to keep KB Homes from building in Euless because they feel the tax base would be lost. Karen Williams, 405 Hideaway Ct., Euless, stated she was opposed to the residential development due to concerns with traffic and volume of homes they are wanting to build. Karen Jasper, 502 Hideaway Ct., Euless, Vice President of Hideaway Court Homeowners Association, stated she was opposed to the development because there was concern over the volume of homes being proposed and how they will be able to maintain the retaining wall that is adjacent to the proposed site. Ms. Jasper was also concerned about keeping as many trees as possible with such a high volume of homes. Planning and Zoning Commission Minutes Page 7 October 1, 2002 Samuel Wong, 409 Hideaway Ct., Euless, stated he was opposed to the development because of the volume of homes KB Homes is wanting to build and because of the overall volume of homes in Euless. Chairman McNeese closed the public hearing. Commissioner Huffman asked Mr. Satterfield how many residents belonged to the homeowners association and what the general consensus was from these families. Mr. Satterfield stated there were 27 families and they would like to see a residential development over commercial. Commissioner Hughes stated he was persuaded after looking at the area that the volume was to great and does not support the R-1 L zoning. Commissioner Grove asked Mr. French what the responsibilities would be for the homeowners association. Mr. French stated they would set up the CCNR's that would enable a board of director's and a homeowner's association to be established to enforce the CCNR's, who would also own and maintain all the common areas and screening walls. Commissioner Grove advised Mr. Satterfield the HEB Independent School District and the City of Euless are two separate entities and the City cannot help with the overcrowding issue. That would need to be brought to their attention. Mike Collins, Director of Planning and Development, made a statement to clarify that the city does work with the school district annually to review the Comprehensive Land Use Plan and go over all the approved projects to give them information on the number of building permits that will be issued over the next two to three years. Commissioner Deithloff made the comment the commission needs to focus on whether this would be the best and highest use for this property. He stated he is not in favor of the R-1 L zoning request, but would rather see a straight R-1 zoning. He also stated that 130 lots is too dense. Commissioner May asked Ron Young, Dir. of Public Works/City Engineer, if there were any current drainage problems with this site. Mr. Young stated there were no current drainage problems on the proposed site. There have been some concerns from the citizens in Hideaway Court because of water standing between the houses. Because of the lots being small there is not much room for drainage due to the landscaping and grading. There are concerns with the drainage going to the east. Mr. Young stated that the drainage from Hideaway Court would have to be accepted by the new development and be accounted for in their drainage plans. Commissioner May asked Mike Collins, Director of Planning and Development, what the approximate number of active developments there are currently in the Planning and Zoning Commission Minutes Page 8 October 1, 2002 city. Mr. Collins stated there are approximately nine active builders with approximately 980 lots, not counting this proposal, of which approximately 80% of those are zoned R-1 L. Commissioner May asked Mr. French what the density was for the proposed site. Mr. French stated the density was 5.5 units per acre. Commissioner May asked Mr. French how that compares with other sites KB Homes has developed. Mr. French stated this was comparable. Commissioner May asked Mr. French if this would be built in phases. Mr. French stated they are looking at whether to phase this in two or one phase. They will work through the final engineering with the staff. Commissioner May asked Mr. French if they had any build out dates. Mr. French stated that based on the city's schedule they could possibly start construction in February and March and have lots available in May or June of next year. Chairman McNeese asked Mr. French if he could answer Ms. Jasper's question about how they will be able to maintain the adjacent retaining wall to Hideaway Court residents. Mr. French stated the CCNR has a blanket maintenance agreement for all lot owners so if a lot owner needs repairing on a retaining wall and for some reason the two neighbors do not get along, the homeowners association is a third party to go in and do repairs. Chairman McNeese stated he was concerned with the density of the homes. He asked Mr. French if it would be possible to lower the density. Mr. French stated the original proposal was for a higher density. Mr. French stated that this is the only acceptable density to the owner of the property and they feel this is an appropriate land use. Commissioner Tarin stated he does not feel this is the best possible use for the land. He stated he does not support this case. Mr. French stated they had proposed professional office use previously with a proposed land use change and met with adjacent property owners at that point and did not like that use at the time and stated they would rather see residential use. This property has been listed with a reputable broker and has been for over a year and one-half without receiving any proposals for commercial or industrial use. Chairman McNeese stated that the consensus was that residential use was alright but not this dense. Commissioner Hughes advised Mr. French there was an option to withdraw this case after hearing the concerns from the citizens and the commission to give them an opportunity to come back with another proposal that would be more acceptable from a density point of view, otherwise they can proceed. Mr. French stated they Planning and Zoning Commission Minutes Page 9 October 1, 2002 have had numerous conversations with the owner and staff and believe they have brought the density down and a level below this would not be a viable project. Vice Chairman Grove made a motion to deny case #02-05-ZC. Commissioner Deithloff seconded the motion. The vote was as follows: Ayes: Chairman McNeese, Vice Chairman Grove, Commissioners Tarin, Huffman, Hughes, Deithloff and May Nays: None Abstention: None The motion carried (7-0-0). ITEM 5 REPORTS There were no reports. ITEM 6 DIRECTOR'S REPORTS There were no reports. There being no further business the meeting was adjourned at 7:42 p.m. -/s-,2c0 2---- C irman Neese Date 5