1999-11-18 P&Z Meeting1
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REGULAR PLANNING AND ZONING
COMMISSION MEETING
November 18, 1999
COMMISSION PRESENT: Chairman Ann Creighton; Vice-Chairman C.D. Peebles; and
Commissioners Michael Boutte, Kenneth Home, Dennis King, Mike Sandlin, and Keith Shankland.
COMMISSION ABSENT: None.
CITY STAFF PRESENT: Wayne K. Olson, City Attorney; Karen Gandy, Interim Planning Director;
Dennis Killough, Senior Current Planner; Lisa Sudbury, Current Planner; Angela Turner, Graduate
Engineer; Art Wright, Zoning Assistant; and Lori Farwell, Planning Secretary.
Chairman Creighton called the meeting to order at 6:38 p.m.
There was no Work Session held.
AGENDA ITEM #2, APPROVAL OF MINUTES:
Chairman Creighton opened discussion of the minutes of the Planning and Zoning Commission
meeting held on November 4, 1999.
Commissioner Home said he spoke to Lori Farwell earlier regarding the addition of a couple of
items to the minutes.
Motion was made to approve the minutes of the Planning and Zoning Commission meeting held
on November 4, 1999, as amended.
Motion:
Second:
Ayes:
Nays:
Approved:
Home
Boutte
Home, Sandlin, Boutte, Peebles, Shankland, King, Creighton
None
7-0
Motion carried.
(Planning and Zoning Commission meeting, 11-18-99, tape 1, section #0045)
AGENDA ITEM #3, ADMINISTRATIVE COMMENTS:
Interim Planning Director Karen Gandy reminded the Commission about the Joint Work Session
with City Council on December 2, 1999, at 6:30 p.m. in the Council Chambers.
Chairman Creighton raised the issue of the November 23, 1999, Capital Improvements Advisory
Committee meeting and said there are three members who cannot attend that meeting. She
suggested November 30, 1999, as a more appropriate date since all members but one can probably
Planning and Zoning Commission Meeting Minutes on November 18, 1999 Page 1 of 23
1 attend. Ms. Gandy said she would pass that information along to the appropriate staff.
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3 (Planning and Zoning Commission meeting, 11-18-99, tape 1, section #0081)
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5 Chairman Creighton said Agenda Items #4, #5, and #6 are on the Consent Agenda and will not have
6 a separate discussion unless a Commission member or citizen so requests. There was no request to
7 remove them from the Consent Agenda.
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9 AGENDA ITEM #4, ZA 99-096, FINAL PLAT FOR LOTS 1 - 4, BLOCK 1, SABRE GROUP
10 CAMPUS:
11 AGENDA ITEM #5, ZA 99-097, FINAL PLAT FOR VERSALLES, PHASE III:
12 AGENDA ITEM #6, ZA 99-119, PLAT VACATION, LOTS 1 & 2, BLOCK 1, E. A. SMITH
13 SUBDIVISION:
14 Motion was made to approve ZA 99-096 subject to Plat Review Summary No. 2, dated November
15 12, 1999; ZA 99-097 subject to Plat Review Summary No. 2, dated November 12, 1999, and ZA 99-
16 119.
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Motion:
Second:
Ayes:
Nays:
Approved:
Peebles
Sandlin
Sandlin, Boutte, Peebles, Shankland, King, Home, Creighton
None
7-0
Motion carried.
(Planning and Zoning Commission meeting, 11-18-99, tape 1, section #0154)
AGENDA ITEM #13, ZA 99-068, REZONING:
Chairman Creighton said Item #13, ZA 99-068 has been withdrawn by the applicant.
(Planning and Zoning Commission meeting, 11-18-99, tape 1, section #0160)
AGENDA ITEM #14, ORDINANCE NO. 480-HH, REVISIONS TO THE COMPREHENSIVE
33 ZONING ORDINANCE NO. 480, AS AMENDED, REGARDING REGULATIONS ON OUTSIDE
34 STORAGE, OUTSIDE DISPLAY, AND SCREENING, AND
35 AGENDA ITEM #16, ORDINANCE NO. 585-B, REVISIONS FOR THE REGULATIONS OF
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TREE PRESERVATION ORDINANCE NO. 585-A:
Motion was made to table Ordinance No. 480-HH and Ordinance No. 585-B and to continue the
Public Hearings to the December 9, 1999, Planning and Zoning Commission meeting.
Motion:
Second:
Ayes:
Nays:
Sandlin
Shankland
Boutte, Peebles, Shankland, King, Home, Sandlin, Creighton
None
Planning and Zoning Commission Meeting Minutes on November 18, 1999 Page 2 of 23
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Approved: 7-0
Motion carded.
(Planning and Zoning Commission meeting, 11-18-99, tape 1, section #0190)
AGENDA ITEM #12, ZA 99-108, REZONING AND CONCEPT PLAN FOR ST. MARTIN-IN-
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THE-FIELDS EPISCOPAL CHURCH:
Motion was made to table and to continue the Public Hearing to the December 9, 1999, Planning
and Zoning Commission meeting.
Motion:
Second:
Ayes:
Nays:
Approved:
Shankland
Sandlin
Peebles, Shanldand, King, Home, Sandlin, Boutte, Creighton
None
7-0
Motion carded.
(Planning and Zoning Commission meeting, 11-18-99, tape 1, section #0229)
AGENDA ITEM #15, ORDINANCE NO. 480-II, REVISIONS TO THE COMPREHENSIVE
21 ZONING ORDINANCE NO. 480, AS AMENDED, REGARDING REGULATIONS ON
22 CARPORTS, COVERED PARK1NG, AND PARKING GARAGES ON NON-RESIDENTIAL
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PROPERTY:
Karen Gandy presented this item to the Commission. Ms. Gandy said there have been a few minor
changes since the last discussion with the Commission, and she reviewed those changes.
Commissioner Sandlin raised the issue of the maximum number of spaces being the lessor of thirty
percent or four spaces and questioned the need for the thirty percent option. After discussion, the
Commission agreed to delete the thirty percent option.
Commissioner Home raised the issue of the actual dimension of the parking spaces under a parking
structure. He said he is afraid someone would try to come up with four very large spaces. Ms.
Gandy said she would look at that issue. She asked if the Commission still wants 9' X 18' parking
spaces.
Commissioner Home said he thinks they should be 9' X 20' due to the popularity of larger vehicles.
The Commission agreed to change the allowed parking space size to 9' X 20'.
Chairman Creighton questioned the definition of "Single-level Parking Garage" (Non-Residential)
and said she thought the Commission had concluded that if it was a residential-style garage, there
would be doors. Ms. Gandy said this would be similar to Dr. Ryne's attached garage without doors.
She said if the Commission only wants them with doors, she can certainly change it.
Planning and Zoning Commission Meeting Minutes on November 18, 1999 Page 3 of 23
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Vice-Chairman Peebles said the police officer at the last meeting sure seemed to know Dr. Ryne's
garage did not have doors, and he questioned if this was because the Police Department does not like
it. He questioned if they are a safety risk. He thinks it is something that needs to be brought up with
the Chief of Police.
Commissioner Sandlin said he cannot believe someone would go to the trouble and expense of
attaching a garage and not putting doors on it.
The Commission agreed to require doors on an attached garage.
Vice-Chairman Peebles brought up the issue and the Commission agreed to change the ordinance
to read that a single level garage shall be attached to the principal building as an integral part of the
building or detached from a principal building. Ms. Gandy said she will work on the language.
Chairman Creighton opened the Public Hearing. No one in the audience stepped forward to speak.
Chairman Creighton closed the Public Hearing.
(Planning and Zoning Commission meeting, 11-18-99, tape 1, section #0724)
Ms. Gandy asked for clarification on whether or not the carports can be both attached and detached.
Commissioner Home said it should be both ways because there is no way to tell someone the carport
must be attached because the Commission does not know anything about the design of the building
or the layout of the parking lot.
Vice-Chairman Peebles said he would like to make it where it must be detached or else it has to be
a garage. He said he does not want attached carports.
Commissioner Shankland disagreed and said he does not want to hamstring someone who wants to
put a cover over one parking space and can make it conform to a carport behind the building where
it cannot be seen.
Commissioner Sandlin agreed with Commissioner Shankland and said it should be left attached or
detached.
Motion was made to approve Ordinance No. 480-II as per discussion this evening.
Motion:
Second:
Ayes:
Nays:
Approved:
Sandlin
Shankland
Shankland, King, Home, Sandlin, Boutte, Peebles, Creighton
None
7-0
Motion carried.
Planning and Zoning Commission Meeting Minutes on November 18, 1999 Page 4 of 23
1 (Planning and Zoning Commission meeting, 1 I-18-99, tape 1, section #0846)
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3 AGENDA ITEM #17, ORDINANCE NO. 480-JJ, REVISIONS TO THE COMPREHENSIVE
4 ZONING ORDINANCE NO. 480, AS AMENDED, REGARDING THE REGULATIONS ON
5 IMPERVIOUS COVERAGE IN THE NON-RESIDENTIAL ZONING DISTRICTS, AND
6 CORRECTING LANDSCAPING REGULATIONS IN THE ORDINANCE NO. 480 TO REMOVE
7 ANY CONFLICT WITH THE PROVISIONS OF LANDSCAPE ORDINANCE NO. 544-A:
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Karen Gandy presented this item to the Commission.
Chairman Creighton opened the Public Hearing. No one in the audience stepped forward to speak.
Chairman Creighton closed the Public Hearing.
(Planning and Zoning Commission meeting, 11-18-99, tape 1, section #0926)
Motion was made to approve Ordinance No. 480-JJ.
Motion:
Second:
Ayes:
Nays:
Approved:
Peebles
Home
King, Home, Sandlin, Boutte, Peebles, Shankland, Creighton
None
7-0
Motion carried.
(Planning and Zoning Commission meeting, 11-18-99, tape 1, section #0971)
AGENDA ITEM #7, ZA 99-094, REVISED CONCEPT PLAN FOR DURHAM ELEMENTARY
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SCHOOL:
Commissioner Sandlin said he lives within 200' of this property and is abstaining from the
discussion.
Current Planner Lisa Sudbury presented this item to the Commission for a Revised Concept Plan
for Durham Elementary School, being legally described as Lot 1, Block 1, Carroll I.S.D. No. 1
Addition, an addition to the City of Southlake, Tarrant County, Texas, according to the plat
recorded in Cabinet A, Slide 2555, Plat Records, Tarrant County, Texas, and being approximately
30.475 acres. The property is located on the east side of Shady Oaks Drive approximately 840'
south of West Highland Street. The Current Zoning is "CS" Community Service. The Land Use
Category is Public/Semi-Public. The Owner and Applicant is Carroll Independent School District.
Fourteen written notices were sent to property owners within the 200' notification area, and no
responses were received.
Brent Kline (Total Program Management) presented this item to the Commission. He said John
Craft (Assistant Superintendent with Finance and Construction for CISD), Howard Vestal (BLK
Architects), and Eddie Cheatham (Cheatham and Associates) are present to answer any questions.
Planning and Zoning Commission Meeting Minutes on November 18, 1999 Page 5 of 23
Mr. Kline said they have complied with all comments except they are asking to leave the existing
6' fence on the south side and add on an 8' fence instead of tearing down the 6' fence.
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Commissioner Home asked Mr. Kline to estimate the cost difference between a live bufferyard and
a fence. Mr. Kline said he has no idea, but it could be a little different depending on plant type.
Vice-Chairman Peebles asked Mr. Kline if he is aware of some complaints from neighbors. Mr.
Kline said there are some trees up on the hill which have died. He said they were not a native
species and did not do well in the drought. He said with this submittal, they are agreeing to redo all
of the landscaping per the bufferyard and interior planting requirements in place now.
Vice-Chairman Peebles said his wife is on the landscape committee at this school and asked Mr.
Kline if he is aware this school got the short end of the stick in the way of landscaping. Mr. Kline
said yes; there was an agreement to put the landscaping in but the specified amount of time in which
it had to be in was not specified.
Vice-Chairman Peebles asked if the submittal will correct that, and Mr. Kline said yes.
Vice-Chairman Peebles said he has heard some problems from neighbors regarding the lights being
left on all the time. He would like the school to consider coming into compliance with the Lighting
Ordinance that was recently passed. Mr. Kiine said he knows in the past they have adjusted the
timing of the lights, and he is not sure where the timing is currently.
Commissioner Home asked if the lights could be shielded in some way. Mr. Kline said there could
be some shields added to them certainly, but he would hate to get into the position of having to take
the lights down and completely replace them. He said these lights are only about four years old.
Commissioner King asked what is being built on this site. Mr. Kline said it will be an elementary-
sized gym, a little storage area, a hallway going back into the main building, and a couple of
handicapped parking spaces.
Commissioner King asked if there will then be two gyms. Mr. Kline said yes - one for elementary
children and one for intermediate children.
Chairman Creighton opened the Public Hearing.
Steve Skelton, 587 N. Shady Oaks Drive, Southlake, Texas, questioned the school district's sincerity
to follow through with the master plan elements such as the bufferyards. He, personally, has been
out there watering the school district's trees adjacent to his property. He said if someone is going
to put in landscaping, they should be responsible for maintaining it. He said they have about three
small Yaupon type trees remaining. He has found that when he brings these issues up to the school
board, there is a lot of finger pointing about whose responsibility it is. He said he owns some horses
and cannot assure they will leave the fence alone. He questioned who will maintain the area between
Planning and Zoning Commission Meeting Minutes on November 18, 1999 Page 6 of 23
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the residential properties and the fence line if the school district sets the fence back off the property
line. He has complained about the lighting, and the school district has changed some of the bulbs
out to lower wattage bulbs but said they are still bright.
Commissioner Shankland asked if the lights are on all night long or if they are on timers. Mr.
Skelton said as far as he can tell the lights are on all night. Mr. Skelton suggested that some sort of
timing system for the lights would be appropriate.
Dr. Ted Gillurn (Superintendent for CISD) 1309 Hat Creek Trail, $outhlake, Texas, said he thinks
there is a timer on the lights, but they will be happy to look at it. He said he does not see why the
lights couldn't be directed back to the building and if they need to add some shields, they will. He
said as this gym is built, they will redo all the landscaping as per the ordinance with irrigation. He
said they want to work with the homeowners to make the fence line however they want it.
Vice-Chairman Peebles asked Dr. Gillum to look at the Lighting Ordinance between now and City
Council and see what would be involved to come into compliance with that ordinance with respect
to the adjacent neighbors. He asked him to be prepared to tell City Council they will comply with
the new ordinance or tell them why they cannot comply with it. Dr. Gillum said he has no problem
with that and agreed to go back and review the ordinance.
Chairman Creighton closed the Public Hearing.
(Planning and Zoning Commission meeting, 11-18-99, tape 1, section # 1908)
Commissioner Shankland said he is encouraged by the fact that Dr. Gillum agreed to work with the
residents and move the lighting if necessary and be sensitive to their concerns. He thanked Dr.
Gillum for looking into that and taking care of it.
Motion was made to approve ZA 99-094 subject to Concept Plan Review Summary No. 2, dated
November 12, 1999, requiring the applicant to determine what would be required of them to come
into compliance with the new Lighting Ordinance before they go to City Council, and if they cannot
come into compliance, be prepared to state the reasons why they cannot come into compliance and
what steps they can take to try to alleviate the citizens' concerns.
Motion: Peebles
Second: Shankland
Ayes: Home, Boutte, Peebles, Shankland, King, Creighton
Nays: None
Abstain: Sandlin
Approved: 6-0-1
Motion carried.
(Planning and Zoning Commission meeting, 11-18-99, tape 1, section #2180)
Planning and Zoning Commission Meeting Minutes on November 18, 1999 Page 7 of 23
.-. 1 AGENDA ITEM #8, ZA 99-104, REVISED CONCEPT PLAN FOR FLORENCE ELEMENTARY
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SCHOOL:
Current Planner Lisa Sudbury presented this item to the Commission for a Revised Concept Plan
for Florence Elementary School, being legally described as Tracts 1F and 1G situated in the Jesse
G. Allen Survey, Abstract No. 18, and being approximately 14.25 acres. The property is located
on the southeast comer of the intersection of Johnson Road and Harrell Drive. The Current Zoning
is "CS" Community Service District. The Land Use Category is Public/Semi-Public. The Owner
of the property is Keller Independent School District. The Applicant is Shade Structures. Fifteen
written notices were sent to property owners within the 200' notification area, and one response was
received in favor.
Leslie Siemek (Shade Structures) 6417 Kingston Drive, Colleyville, Texas, presented this item to the
Commission.
Commissioner S andlin asked if the Commission agrees allowing these types of structures for schools
and not for commercial businesses.
Chairman Creighton opened the Public Heating.
Susan Perkins, 314 Crossing Court, Keller, Texas', said she is the PTA President at Florence
Elementary School. She said they want to have the shade structure not only for the teachers but also
for the students. She said Keller lSD begins their school year the first part of August, and it is
extremely hot for the children to be outside without the relief of shade. She said cars will not be
parked underneath this structure.
Chairman Creighton closed the Public Hearing.
(Planning and Zoning Commission meeting, 11-18-99, tape 1, section #2428)
Commissioner Home asked if this shade structure will have masonry supports or metal supports. Ms.
Siemek said it will have steel supports embedded in concrete.
Commissioner Home asked if there is any reason for them to nor use masonry supports. Ms. Siemek
said it is probably just cost; it costs more to use masonry. She understands that the PTA is
purchasing this structure, and they are limited on funds.
Commissioner Home asked what the size of this structure is proposed to be. Ms. Siemek said it is
18' X 27'.
Commissioner Home asked how many children an 18' X 27' structure can shelter. Ms. Siemek
estimated 20 to 30 children.
Planning and Zoning Commission Meeting Minutes on November 18, 1999 Page 8 of 23
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Commissioner Sandlin said he is an advocate of masonry supports for a carport, for example, but he
questions sharp, brick comers for a structure where children will be playing.
Vice-Chairman Peebles said this is nothing more than what the Timarron folks were trying to do.
Commissioner Boutte agreed but said the nearest house to this school is 400-500 yards away. He
also said this structure will not be visible from the main street either.
Commissioner Shankland said the Commission let Primrose School put these structures out in front
of their building on Davis Boulevard. He said he thinks the Commission is saying when it comes
to kids and schools, it is a different story than with commercial.
Commissioner Sandlin said that is the distinction. He said the Timarron case was an office building,
and kids were not involved and the issue was appearance.
Commissioner Shankland said there is a certain charm in looking at a school or looking at a park and
seeing structures for kids. He said he has no problem with that where he did have a big problem with
Timarron.
Vice-Chairman Peebles said he would prefer trees as a shade for the children.
Vice-Chairman Peebles said he sees 19.5 acres of agricultural land behind this property that may be
residential property someday.
Commissioner Shankland said someone converting that agricultural land into "SF-1A" zoned
property would be like building a house next to an airport and then complaining about the noise. He
said if they move in and do not see these structures and look out their window one day and start
complaining, that is their problem.
Commissioner Home said children need shade in 110° weather especially when they are 6 to 8 years
old. He said children are our wards, and we need to protect them. He said anybody who buys a
$300,000 house and is afraid to look out his window and see children playing safely does not need
to live in Southlake.
Chairman Creighton said her concem is that the Commission may be flooded with applications from
schools for shade structures. She questioned if that is something the Commission wants to occur.
Vice-Chairman Peebles said he is okay with the way they have placed this one since it cannot be
seen from the street. He just wants to be mindful of the fact that the Commission is setting a
precedent by approving this request.
Commissioner Home said the Commission will look at these applications on a case by case basis
as to where and how they are placed. He said this particular application meets his criteria on where
Planning and Zoning Commission Meeting Minutes on November 18, 1999 Page 9 of 23
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the structure should be placed, and it is a colorful way of protecting the children and teachers. He
said it is a safety and health issue as much as anything.
Chairman Creighton said she would like to hear from the PTA President as to what other alternatives
were looked at. She asked if they had thought of planting trees. Ms. Perkins said they have bought
some trees for the areas of the school which are irrigated. She said they spent about $1,800 on trees
last year that won't mature until their children are in college. She said they have looked at building
a gazebo, but gazebos are about $2,000-$3,000 more than the shade structure.
Commissioner Shankland said he is comfortable with this application.
Commissioner King said he is comfortable with this application for several reasons. He said this is
different than Timarron because that structure was for a commercial enterprise. He said several
people opposed the Timarron structure, and there is no opposition in this case.
Chairman Creighton acknowledged a gentleman in the audience who wanted to speak.
Al Wilson, 201 Harrell, Southlake, Texas, said he lives immediately south of this school. He said
there are no trees at all around this area. He said he has no trouble with this application.
Chairman Creighton said the Commission never knows if there is going to be a deluge of
applications of this sort but if the Commission makes it very clear that this is not something they are
trying to encourage and that they are interested in approving it in this instance because of the reasons
stated, she feels they will get the point across. She said if the City is flooded with these applications
from day cares and schools in the future, then the City can address these shade stmctures in an
ordinance similar to the carport ordinance.
Commissioner Shankland said given the fact the City of Southlake cares greatly for children and for
their safety, health, and well being, and the fact there is no existing shade in the area, and the fact
that adjacent residents are in favor of this request, he will motion to approve this request.
Motion was made to approve ZA 99-104 subject to Concept Plan Review Summary No. 3, dated
November 12, 1999.
Motion: Shankland
Second: Home
Ayes: Sandlin, Boutte, Peebles, Shankland, King, Home, Creighton
Nays: None
Approved: 7-0
Motion carried.
(Planning and Zoning Commission meeting, 11-18-99, tape 1, section #3243)
Planning and Zoning Commission Meeting Minutes on November 18, 1999 Page 10 of 23
,.... AGENDA ITEM #9, ZA 99-071, SITE PLAN FOR PROPOSED LOT 1, BLOCK 6, VERSAILLES,
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2 PHASE III:
3 Current Planner Lisa Sudbury presented this item to the Commission for a Site Plan for proposed
4 Lot 1, Block 6, Versailles, Phase III, on property legally described as a portion of Lot 2, Block 1,
5 E.A. Smith Subdivision, an addition to the City of Southlake, Tarrant County, Texas, according to
6 the plat recorded in Volume 388-154, Page 91, Plat Records, Tan'ant County, Texas, and being
7 approximately 0.73 acres. The property is located on the east side of South Carroll Avenue
8 approximately 440' north of Versailles Drive. The Current Zoning is "SF-20B" Single Family
9 Residential District. The Land Use Category is Medium Density Residential. The Owner of the
10 property is Versailles III, Ltd. The Applicant is Dickerson Development, Inc. Ten written notices
were sent to property owners within the 200' notification area, and three responses were received
with two being in favor and one being opposed.
Wayne Flores (Washington & Associates) presented this item to the Commission.
Vice-Chairman Peebles asked staffif this sport court is considered an accessory use. Mr. Killough
said it is a permitted outright use in the single family zoning district.
Vice-Chairman Peebles asked whether or not there are lights on the sport court. Mr. Flores said
there are no lights.
Vice-Chairman Peebles asked if this has always been the proposed location of this sport court.
John Dickerson (Dickerson Development, Inc.) 4505 Emerson, Dallas, Texas, said yes - from the
beginning.
Commissioner Boutte said there is a plan in the Versailles' sales office that shows the sport court
on this lot and asked how long that plan has been displayed in the sales office. Mr. Dickerson said
approximately one year.
Commissioner Shankland said there is a response from Emily and William Allen who say this sport
court was not represented to them at the time of purchase of their home. He asked Mr. Dickerson
if he knows anything about that. Mr. Dickerson said he does not remember when they bought their
home, but it is possible this sport court was not represented to them when they purchased their home.
Chairman Creighton opened the Public Hearing. No one in the audience stepped forward to speak.
Chairman Creighton closed the Public Hearing.
(Planning and Zoning Commission meeting, 11-18-99, tape 1, section #3716)
Motion was made to approve ZA 99-071 subject to Site Plan Review Summary No. 3, dated
November 12, 1999, deleting Item #1 (allowing 20' throat width as shown).
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Motion:
Second:
Ayes:
Nays:
Approved:
Peebles
Sandlin
Boutte, Peebles, Shankland, King, Home, Sandlin, Creighton
None
7-0
Motion carried.
(Planning and Zoning Commission meeting, 11-18-99, tape 1, section #3831)
Chairman Creighton called for a break at 8:33 p.m.
Chairman Creighton called the meeting back to order at 8:46 p.m.
AGENDA ITEM #10, ZA 99-103, SITE PLAN FOR WALGREEN'S:
Current Planner Lisa Sudbury presented this item to the Commission for a Site Plan for Walgreen's,
on property legally described as Tract 3 situated in the W. R. Eaves Survey, Abstract No. 500, and
being approximately 1.836 acres. The property is located on the southwest comer of the intersection
of South Peytonville Avenue and West Southlake Boulevard (F.M. 1709). The Current Zoning is
"C-2" Local Retail Commercial District. The Land Use Category is Retail Commercial. The
Owner of the property is Conner Lam. The Applicant is Wilson & Stonaker, L.L.C. Six written
notices were sent to property owners within the 200' notification area, and one response was
received in favor.
Bill Stonaker presented this item to the Commission. He said they are proposing the store hours to
be from 8:00 a.m. to 10:00 p.m. with the market trade area being two miles. He introduced Phil
Corso who is a Walgreen's developer.
Phil Corso, 7100 East Lincoln Drive, $cottsdale, Arizona, said the neighbors asked and they have
agreed to build a 3' high berm along the north and east property lines, although he would like the
berm to be subject to staff's approval regarding how it transitions at the entrances for the site
triangles.
Mr. Corso said they will meet all City standards regarding lighting and would like to add the
following stipulations: 1) there will be no flood lights on or facing the building; 2) they will provide
a photometric plan; and 3) to the extent possible and to the extent the ordinance allows it, they will
provide shields on the light fixtures in the parking lots.
Mr. Corso said the only concern from the neighbors that has not been addressed yet is pertaining to
the height of 38'6" at the highest peak of the building. He said he would like to submit a change
tonight which drops that height to 35', and he will stipulate that no roof line will be higher than 35'
subject to making sure they still comply with the articulation requirements.
Commissioner Shankland asked if they are concerned that people would use this parking lot as a cut-
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through to Peytonville Avenue. Mr. Corso said they have agreed to put speed bumps in the parking
lot subject to staff's direction as to the exact location.
Commissioner Sandlin said the problem with this comer is the volume of traffic in the morning with
kids trying to get to school by 8:00 a.m. He suggested moving the opening time of the store to a
little later in the day so store traffic will not add to or conflict with the 8:00 traffic.
Mr. Corso said the additional turning lane they are building will help mitigate that situation. He said
they have understood from speaking with various people that the primary traffic for the school is
coming from the east and not the west.
Commissioner Sandlin said there are solid cars from the Peytonville Avenue intersection to the
Davis Boulevard intersection. He told the applicants they will have problems with people getting
in and getting out at that time in the morning because it is a mess at this intersection.
Mr. Corso said he has met with the high school principal and does not think there will be a problem
with cut-through traffic to the school.
Chairman Creighton opened the Public Hearing.
Stacy Mims, 611 Boardwalk, Southlake, Texas, and Rosanne Swagger, 605 Stonebury, Southlake,
Texas, gave the Commission a petition in opposition with approximately 60 signatures. They said
the signatures were collected within the last four days because they did not know about this request
until then. Ms. Mims said she opposes it for the reasons being discussed: cut-through traffic, traffic
congestion, and proximity to the high school. She said the people on the petition do not want a
Walgmen's or a gas station or any other big commercial business at this intersection. She said when
the turn lane gets full, people will cut through this parking lot to get to Peytonville Avenue faster.
Chairman Creighton asked if Ms. Mims thinks police enforcement would help deter cut-through
traffic. Ms. Mims said they do not get a lot of police enforcement over by the high school. She said
the kids use her neighborhood as a turnaround neighborhood, and they have called the police
regarding it but there is not much police activity around there in the morning.
Ms. Mims said her neighborhood is opposed to the fact that they found out about the Hobby Lobby
after the Commission had already voted on it. She said they are a young, upcoming neighborhood,
and they need to be informed of things in a better format. She said the legal notices are in the
Wednesday Fort Worth Star Telegram paper, and many people in her neighborhood do not get the
Star Telegram. She said the notices also need to go to the Dallas Morning News and the Southlake
paper. She said they would have been at the Hobby Lobby meeting had they known about it. She
said the Commission is here to be their voice; they do not want any more big commercial
development.
Ms. Swagger agreed and said they do not mind paying higher taxes than Highland Park.
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Chairman Creighton suggested for them to get in contact with their SPIN representative.
Ms. Mims said her SPIN group has changed boundaries at least three or four times in the last few
years, and she does not get notified by her SPIN representative. She said she is the President of the
Homeowner's Association, and she did not even get notified. She said Southlake is changing into
what they do not want it to be. She said they will fight the Hobby Lobby at City Council since they
did not know about it at the P&Z level. She has another petition in opposition of the Hobby Lobby.
Ms. Swagger said her concern is the cut-through possibility. She said the traffic is horrendous at this
intersection, and she is very concerned about the increase in traffic. She said Mr. Stonaker has been
very good to work with and has done what the neighbors have asked him to do. She would rather
this comer have offices on it, but if it cannot be, the cut-through on this proposal really bothers her.
Commissioner Shankland asked when this intersection will be improved. Angela Turner said this
intersection was part of the bond program and is scheduled to be finished in August 2000.
Louise Davis said she lives on Peytonville Avenue right across from the high school. She said she
does not oppose this request because there has to be growth here. She said something has to go in
this comer and maybe it should be office. She said the police do sit across from her house in the
school parking lot quite often. She said she is in an older home, and she supposes the City of
Southlake wants older homes out. She asked who she is supposed to sell to when she sells her home.
She said there are lights in the school parking lot that shine into her yard, but it is security to her. She
said the band plays early in the morning, and they do not sleep in on Satm'days but she understands
people have to give a little.
Sue Patchett, 610 Indian Paintbrush Way, Southlake, Texas, said she is opposed to Walgreen's going
in at his comer. She asked if August 2000 is a realistic goal for the completion of the improvements
of this intersection. She said she goes in and out of this area all times of the day and night, and she
has yet to see the police at the school on more than a handful of occasions. She opposes this type
of construction. She questioned the need for this type of construction in Southlake and questioned
the need for another pharmacy in Southlake.
Lane Jeffryes, 104 Killdeer Court, Southlake, Texas (President of the Myers Meadow Homeowner's
Association) said he has met with Mr. Stonaker many times. He said the Walgreen's people have
been very good to work with and have accommodated the Myer's Meadow homeowners with just
about everything they have asked for. He said they asked for the berm, the light considerations, the
lower height of the building, and the architectural stone. He said his neighborhood is concemed with
the adjacent properties that do not currently have anything proposed on them, and they are taking
the actions necessary to try to change the zoning to office. He said all of the considerations asked
for by the Myer's Meadow homeowners have been met. He said Walgreen's has shown they are
better to work with than some other commercial developers.
Commissioner Sandlin asked Mr. Jeffryes if he reluctantly supports this request. Mr. Jeffryes said
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yes and said reluctantly is a good word for it. Idealistically, Mr. Jeffryes said they would like to
have office zoning on this property.
Chairman Creighton said her biggest concern is the variance to the driveway ordinance considering
the amount of traffic at this intersection. If this request is approved, she stated her concern about the
adjacent properties also going commercial.
Vice-Chairman Peebles asked the City Attorney if the Commission is required to give them access
from F. M. 1709. Mr. Olson said no, the Commission is required to give them reasonable access to
their property.
Sue Patchett said she moved to Southlake to be in an upscale neighborhood. She did not come to
Southlake to pay high taxes and to live in a neighborhood like the one she lives in only to have this
type of commercial building built this close to her house. She said no one in her neighborhood has
a home worth less than $400,000 to $450,000. She lives in an upscale neighborhood, and it needs
to stay upscale.
Stacy Mims asked if the zoning can be changed on the commercial property in this area.
Chairman Creighton said the City Council can initiate a rezoning of the property.
Commissioner Sandlin said the City cannot spot-zone. If the City went through a whole
comprehensive study and looked at all the property in the City and wanted to change the Land Use
Plan, he said they could. He said they really cannot just pick on one particular spot.
Mr. Olson said it is the legislative prerogative of the City Council to determine proper land use for
the city. He said it is a two-step process in Texas. The first step is to adopt a comprehensive plan
for the city which Southlake has done, and the second step would be to zone properties in accordance
with that plan. He stated if the comprehensive plan does not provide for a rezoning of the property
then the Land Use Plan should first be looked at to determine if circumstances have changed since
the plan was adopted.
Mr. Olson said this property has "C-2" zoning and the Commission should not deny the Site Plan
because they do not like the zoning. He said the zoning is there and they should deal with the zoning
as it is. He said the zoning can change and there are procedures to do that. If the Commission has
another basis to deny the Site Plan then that is proper, but they should not deny it because they don't
approve of the zoning.
Tracy Henry (traffic engineer with Innovative Transportation Solutions) 3326 Portlock, Farmers
Branch, Texas, said they have two accesses to this property and do not want any fewer than that
because there would be a safety issue for emergency vehicles, there would be a circulation issue, and
the lot would not have proper access. She said the right-in/right-out access on F. M. 1709 prevents
many conflicts in this area. She said the additional storage area in the turning lane on F. M. 1709
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allows for additional capacity in the through-lanes heading eastbound. She and her staff likes the
location of the access on Peytonville Avenue for several reasons. She said if there was an offset
driveway, there would be a conflict when vehicles are tuming in and out of each of the driveways.
By aligning the driveways and creating a four-legged intersection, she said everyone pretty much
knows who is going where and they do not have to look over their shoulder and down the street and
anticipate who is coming out of the driveways.
Chairman Creighton asked if there is a shared access driveway on the south side of this property, too.
Mr. Corso said yes. Chairman Creighton asked if the southern property is owned by the same owner
as the property being discussed, and Mr. Corso said yes.
Regarding the number of trips generated, Ms. Henry said before 8:00 a.m. there will be one person
in, probably the manager. Between 8:00 a.m. and 9:00 a.m., she said there will be 19 which means
approximately 10 cars. She said a trip means one time in and another trip will be one time out so
when someone frequents a store, they have made two trips. She said a normal household generates
13 trips a day.
Chairman Creighton asked Ms. Henry if she took into account the development of the lot to the south
given the shared access driveway. Ms. Henry said she did not take that into account because they
do not know what will go into that site.
Ms. Henry said Walgreen's is a type of use that does not generate trips; it simply reroutes people
already on the road. She said people will use a trip they are already making, such as going home,
to slip in to get some milk, film, etc.
Ms. Henry said from a traffic standpoint if an office was to go into this site, everyone who worked
at that office would have to go there in the morning. As a potential customer of Walgreen's, she
would have the option of passing it by if traffic were too congested.
Commissioner Sandlin asked if Ms. Henry could give him a comparison of the trips generated from
an office as compared to the trips generated by a Walgreen's. Ms. Henry said it would be higher;
it would be double if not more.
Chairman Creighton said that is assuming we buy into the pass-by trip concept which she disagrees
with. She said every time she goes to a pharmacy, she is making a separate trip.
Ms. Henry said she is not discounting all of the trips. She said convenience stores and fast food
restaurants increase diverted pass-by trips. She said she does not have exact numbers tonight but
can have them to the Commissioners in the morning if they are interested.
Chairman Creighton said she would like to see traffic numbers regarding the adjacent lots with the
two shared access driveways because realistically that is what they will be looking at. Ms. Henry
said she could run generic retail numbers that would be over-estimating the amount of traffic so it
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would compound the worse case scenario. Ms. Henry said she would be glad to do that; she could
forward it to the Commission by Friday moming.
(Planning and Zoning Commission meeting, 11-18-99, tape 1, section #7277)
Mr. Corso said there is approximately one acre of land owned by Conner Lam to the south of this
site and based on existing ordinances, this shared access driveway would be the only drive. He said
with impervious coverage ordinances, etc., them could probably be a 4,000-5,000 s.f. building on
it. He said it has very little visibility from the street and would not lend itself to retail-type uses and
more than likely will be professional offices. As to the Kidd's property to the west, he said it would
be very difficult for them to undertake a traffic study on a piece of property they do not own.
Commissioner Home said Mr. Corso said it will more than likely be an office and asked him to
describe what a less than likely use would be. Mr. Corso said he has not really narrowed it down
yet but has simply been going through the City's ordinances.
Commissioner Home said his concern is that after they develop the Walgreen's, they will sell the
southern piece of property to someone else who will put in something he does not want.
Chairman Creighton said she is very concemed about the potential traffic flow through a driveway
that is less than 250' from Peytonville Avenue.
Mr. Corso said he and Mr. Stonaker have started going through the ordinance and began discussing
what uses they would eliminate from the southern piece of property.
Chairman Creighton said there would be an Executive Session held in order to seek the advice of
the City Attorney pursuant to Section 551.071, Texas Local Government Code, regarding matters
posted on this agenda. The Executive Session started at 10:09 p.m. and ended at 10:21 p.m.
Chairman Creighton called the meeting back to order at 10:25 p.m. and asked the City Attorney if
there was any action necessary as a result of the Executive Session, and the City Attorney said no.
(Planning and Zoning Commission meeting, 11-18-99, tape 2, section #0359)
Vice-Chairman Peebles said his concern is the possibility of cut-through traffic going to the high
school. He said there are two ways to resolve the problem: they could eliminate access from F. M.
1709 or they could limit the north-south access and the drive-through window on the west side of
the property. He said he does not know if something could be done that would satisfy the public
safety officials and at the same time allow them the functional use of their property. Until his
concerns have been addressed in one of those two manners, he said he can not support this project.
Commissioner Sandlin said he is in general support, but he is not quite there yet. He would like to
see a little more from the traffic engineer. He thinks this would probably generate less traffic than
other uses allowed in "C-2" zoning.
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Commissioner Home said he is caught in between the previous two Commissioners. His main
concern is the southern piece of property. He is afraid of a fast food restaurant going in there.
Mr. Corso said they are willing to stipulate against fast food restaurants; he does not see that being
a use appropriate for their purposes, either.
Chairman Creighton said she thinks in order to eliminate uses on that piece of property, it would
need to be rezoned to a Site Plan zoning.
Chairman Creighton said she is not convinced that the traffic analysis presented tonight adequately
takes into account all of the traffic that would be generated by this entire site given the fact there are
shared driveways. She said she also believes there may be a different traffic analysis that would
differ regarding some of the presumptions that went into this analysis such as whether or not
Walgreen's generates trips on its own and whether or not the high school will generate some traffic
on this site.
Mr. Corso said school starts at 7:45 a.m. so Walgreen's will not even be open when school starts.
Commissioner King said he lives near the high school and said there is not only a great deal oftraffc
in the morning and in the evening but all day and on the weekends. He is not convinced that the
traffic analysis takes into account events that occur as a practical matter and go beyond what is
shown in black and white on a piece of paper. He is concerned about the proximity of the high
school and the distance of the driveway from Peytonville Avenue and for all of those reasons, he is
inclined to not support it.
Commissioner Sandlin said he has not seen a traffic report so it is sort of hard to talk about traffic
issues without having seen the report.
Ms. Henry said it was brought to her attention during the meeting that the neighboring lot to the
south will hold a 5,000 s.f. office building which would generate approximately 15 cars in the
moming which would be added to Walgreen's 10 cars. She apologized to the Commission for them
not seeing a traffic report that was submitted some time ago.
Chairman Creighton asked Ms. Henry to please not misunderstand any of her comments to be a
criticism of her work. She said the minute someone says they will not have 500' between a driveway
and a major intersection on F. M. 1709, she has a problem with it. She said she appreciates all of
the professionalism Ms. Henry and her organization have presented.
Mr. Corso apologized to the Commission for not receiving a copy of the traffic report. He said it
was submitted to staff about three or four weeks ago.
Commissioner Boutte asked about the possibility of eliminating the right turn onto F. M. 1709. Mr.
Corso said it would increase the traffic onto Peytonville Avenue. He also said good land planning
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would anticipate future development to the west and would allow for their use of the drive onto F.
M. 1709. He said there may be a fire lane issue raised, too, by closing that drive.
The Commission discussed the issue of tabling to allow time to further study the traffic situation and
to allow the applicant time to meet with the interested homeowners. Mr. Corso said he would prefer
not to table but agreed to work with the homeowners before the City Council meeting.
Chairman Creighton closed the Public Hearing.
(Planning and Zoning Commission meeting, 1 I-18-99, tape 2, section #1527)
Commissioner Sandlin said he does not like anything that comes before the Commission with this
much opposition. He thinks with a little bit more time the homeowners could work through some
of the issues and may become comfortable with this. He is a developer, and he is asked all the time
to table; this is just a long, drawn out process. The Commission has to please the citizens more than
the people trying to come in; they try to balance it, but the Commission owes it to the people already
here to address their concerns.
Mr. Corso said they thought they had met with everyone they needed to. They set up several public
meetings and talked to the SP1N representatives. He said what he is hearing is that there are 60
people who do not want anything at this comer except office buildings. If he thought them was
something he could do to this Site Plan, then he would table but he does not think there is anything
he can do.
Vice-Chairman Peebles said time heals a lot of problems. He does not know that they need to table
here at P&Z because they can talk to the residents between now and City Council. He said the
residents may just need time.
Mr. Corso said he will conunit to continue working with the residents before City Council.
Motion was made to deny ZA 99-103 due to the fact the applicant has asked for three variances.
Motion:
Second:
Ayes:
Nays:
Approved:
Sandlin
Home
Peebles, King, Home, Sandlin, Boutte, Creighton
Shankland
6-1
Motion carried.
(Planning and Zoning Commission meeting, 11-18-99, tape 2, section #1760)
Chairman Creighton called for a break at 11:09 p.m.
Chairman Creighton called the meeting back to order at 11:21 p.m.
Planning and Zoning Commission Meeting Minutes on November 18, 1999 Page 19 of 23
1 AGENDA ITEM #11, ZA 99-105, REZONING AND SITE PLAN FOR PI SYSTEMS:
2 Current Planner Lisa Sudbury presented this item to the Commission for a Rezoning and Site Plan
3 on property legally described as Tracts 1BI4, lB15, 1B6E, and 1B6F situated in the Harrison Decker
4 Survey, Abstract No. 438, and being approximately 0.892 acres. The property is located on the east
5 side of Timberline Court approximately 340' south of East Continental Boulevard. The Current
6 Zoning is "MH" Manufactured Housing District. The Requested Zoning is "S-P-1" Detailed Site
7 Plan District with "I-1" Light Industrial District uses. The Land Use Category is Industrial. The
8 Owner and Applicant is Pi Systems. Seventeen written notices were sent to property owners within
9 the 200' notification area, and two responses were received with one being in favor and one with no
10 comment since he no longer owns the property.
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Commissioner Boutte asked why the applicant is asking for "I-1" Light Industrial District zoning
instead of"B-l" Business Service Park District zoning. Mr. Killough said this use falls under Item
# 16 (electronics components manufacturing and assembly) in the Light Industrial District as well
as the warehouse use in that district.
F. C. Le Vrier (Suncoast Architects) presented this item to the Commission.
Chairman Creighton opened the Public Hearing.
Dave Winters, 4547 North Rice, Hamilton, Texas, owns property across the street. He said he owns
a stick built home within the manufactured housing district, and the City has made his use a
nonconforming use and taken his value to zero. He said the impact of industrial zoning has no
impact since his value is zero anyway. He has turned his property into rental property since he can
no longer live there. He said the City of Southlake has told him he cannot repair the house and
cannot increase the size more than 20%. He said he thinks the neighborhood will slowly deteriorate
if the City allows Light Industrial zoning to slowly creep down the street. He said the City is spot
zoning if they approve Light Industrial zoning. He asked the City to give him a little aim in what
they are trying to do with this area. He said this is a cul-de-sac street so tracks have to go down to
the end of the street and mm around which will further deteriorate the street. He said he has asked
and asked and asked to get some help within the City and has not received any. He would like to
see the City of Southlake open up an avenue for him to approach the concerns he has with the
property he owns.
Tommy McClellan, 1216 Timberline Court, $outhlake, Texas, said the street is very narrow and is
deteriorating. He is afraid that more non-residential traffic will further deteriorate the street. He is
afraid the traffic will get to be too much for the road conditions. He is concerned the industrial
zoning will take over the area.
Sam Hughes, 1207 Timberline Court, Southlake, Texas, said he rezoned his property light industrial
in 1994. He said this is a low impact type of business. He said they will not have turn around
problems. He said the City will make them build their driveway and cap it. He said they will have
to meet the City's lighting ordinances. He said the applicant will turn this acre into something
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everyone can be proud of. Right now, he said there are two dilapidated rent trailers that have had
drug dealers and drug users in them, and they have trashed the place up. He said the applicants will
make it look nice. Letting businesses in will keep the place up and have a tax base bigger than what
is there now. He is in favor of this request and said it is the best thing for the City.
Chairman Creighton said she has comment cards from two people who do not wish to speak but
wanted their opposition on record: George Johnson, 1941 E. Continental Boulevard, Southlake,
Texas, and David Stowe, 1951 E. Continental Boulevard, Southlake, Texas.
Chairman Creighton asked Mr. LeVrier to address the track turnaround concerns. Mr. LeVrier said
the largest truck traffic that Pi Systems will have is a FedEx or UPS truck, and they can turnaround
on site.
Commissioner Sandlin asked how many employees Pi Systems will have. Mr. LeVrier said they will
have 10 to 15 employees.
Commissioner Sandlin asked if there is water and sewer on this street. Mr. LeVrier said they are
running an 8" sewer line from Continental Boulevard all the way down to this site.
Commissioner Boutte asked for a thorough explanation of the nature of this business. Mr. LeVrier
introduced the owners to describe the business to the Commissioners. Nancy Andrews said she
wanted to address one of the comment cards: George Johnson is her landlord on Continental
Boulevard and has been for seven years so that is probably why he is opposed to this request.
RichardAndrews said they install networks and take care of computer systems. He said they service
about 50 banks and ATMs around the metroplex. They have on-site people in West Texas, and they
have a lot of temporary people who come in for training and then they send them out around the
country to install networks, etc. They also build approximately 150 to 200 PCs a month. Mr.
Andrews said they have about 15 employees on site.
Vice-Chairman Peebles said he would encourage them to go with "B-I" zoning. He thinks "B-I"
zoning is more compatible with the area and asked them to consider it. Mr. Killough said they do
not have the warehousing use in "B-1 ." Mr. Killough said in order to do that, they would need to
table, readvertise, and come back before the Commission.
Commissioner Boutte said the Commission could grant "I-1" zoning and scratch unacceptable uses
since it is an "S-P-l" zoning request.
Chairman Creighton asked Mr. LeVrier how they feel about eliminating uses in the "I-1" district.
Mr. LeVrier said they would be agreeable to going through the list of uses if that is what the
Commission wants to do.
After discussion, the Commission and the applicant agreed to eliminate the following uses in the "I-
Planning and Zoning Commission Meeting Minutes on November 18, 1999 Page 21 of 23
1 1" district: b) sexually oriented businesses; 1) aluminum product fabrication; 3) bakery, wholesale;
2 4) blacksmithing or horse shoeing; 5) broom manufacturing; 6) cabinet or carpentry shop; 7) candle
3 manufacturing; 8) candy plant or production facility; 9) carpet cleaning operations; 10) clothing
4 manufacturing; 13) compounding of cosmetics and toiletries; 14) creamery and dairy product
5 processing; 15) egg storage, candling, sorting and grading; 16.a) farrier (horseshoeing); 17) feed
6 stores; 18) glass blowing; 19) ice cream manufacturing; 20) ice manufacturing and bulk ice storage;
7 21) insulation application business; 25) linen and towel service; 27) mattress manufacturing or
8 mattress renovation; 29) mini-warehouses; 32) pest control businesses; 39) sheet metal shop; and
9 41) spray painting shop.
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Chairman Creighton closed the Public Heating.
(Planning and Zoning Commission meeting, 11-18-99, tape 2, section #3750)
Motion was made to approve ZA 99-105 subject to Site Plan Review Summary No. 2, dated
November 12, 1999, eliminating the following uses: b) sexually oriented businesses; 1) aluminum
product fabrication; 3) bakery, wholesale; 4) blacksmithing or horse shoeing; 5) broom
manufacturing; 6) cabinet or carpentry shop; 7) candle manufacturing; 8) candy plant or production
facility; 9) carpet cleaning operations; 10) clothing manufacturing; 13) compounding of cosmetics
and toiletries; 14) creamery and dairy product processing; 15) egg storage, candling, sorting and
grading; 16.a) farrier (horseshoeing); 17) feed stores; 18) glass blowing; 19) ice cream
manufacturing; 20) ice manufacturing and bulk ice storage; 21) insulation application business; 25)
linen and towel service; 27) mattress manufacturing or mattress renovation; 29) mini-warehouses;
32) pest control businesses; 39) sheet metal shop; and, 41) spray painting shop.
Motion:
Second:
Ayes:
Nays:
Approved:
Sandlin
Shankland
Shankland, King, Home, Sandlin, Boutte, Peebles, Creighton
None
7-0
Motion carried.
(Planning and Zoning Commission meeting, 11-18-99, tape 2, section #3790)
AGENDA ITEM # 18, MEETING ADJOURNMENT:
Chairman Creighton adjourned the meeting at 12:10 a.m. on November 19, 1999.
(Planning and Zoning Commission meeting, 11-18-99, tape 2, section #3798)
Planning and Zoning Commission Meeting Minutes on November 18, 1999 Page 22 of 23
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Chairman
ATTEST:
Lori A. Farwell
Planning Secretary
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Planning and Zoning Commission Meeting Minutes on November 18, 1999 Page 23 of 23