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REGULAR PLANNING AND ZONING
COMMISSION MEETING
April 6, 2000
COMMISSION PRESENT: Chairman Mike Sandlin; Vice-Chairman C. D. Peebles; and
Commissioners Michael Boutte, Kenneth Home, Dennis King, and Pamela Muller.
COMMISSION ABSENT: None
CITY STAFF PRESENT: Debra Drayovitch, City Attorney; Charlie Thomas, Deputy Director of
Public Works; Dennis Killough, Senior Current Planner; Ken Baker, Comprehensive Planner;
Angela Turner, Graduate Engineer; and Lori Farwell, Planning Secretary.
Chairman Sandlin called the meeting to order at 6:39 p.m. There was no Work Session held.
AGENDA ITEM #2, APPROVAL OF MINUTES:
Chairman Sandlin opened discussion of the minutes of the Planning and Zoning Commission
meeting held on March 23, 2000.
Motion was made to approve the minutes of the Planning and Zoning Commission meeting held
on March 23, 2000, as presented.
Motion: Muller
Second: Peebles
Ayes: Boutte, Peebles, Muller, King, Sandlin
Nays: None
Approved: 5-0
Motion carried.
(Planning and Zoning Commission meeting, 04-06-00, tape 1, section #0056
AGENDA ITEM #3, ADMINISTRATIVE COMMENTS:
Senior Planner Dennis Killough mentioned there will not be a Planning and Zoning Commission
meeting on April 20, 2000, due to the Good Friday holiday.
AGENDA ITEM ~4, ZA 00-014, REZONING AND REVISED SITE PLAN FOR WHITE'S
CHAPEL METHODIST CHURCH:
AGENDA ITEM #5, ZA 00-033, PRELIMINARY PLAT FOR LOTS 1R & 2, BLOCK A, WHITE
CHAPEL METHODIST CHURCH ADDITION:
Agenda Item g4, ZA00-014, was tabled to May 4, 2000, under provisions of Ordinance No. 480,
Section 40.2, and Agenda Item #5, ZA00-033, was tabled to May 4, 2000, under provisions of
Ordinance No. 483, Section 3.01.D.
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(Planning and Zoning Commission meeting, 04-06-00, tape 1, section #0087)
AGENDA ITEM #6, ZA 00-018, PRELIMINARY PLAT FOR CROWN RIDGE ADDITION:
Comprehensive Planner Ken Baker presented this item to the Commission for a Preliminary Plat of
Crown Ridge Addition on property legally described as Tracts 8, 9, 18, 19, and 20 situated in the
6 R.D. Price Survey, Abstract No. 992, and being approximately 65.469 acres. The property is
7 located on the west side of North White Chapel Boulevard approximately 700' south of West Bob
8 Jones Road. The Current Zoning is "SF-1A" Single Family Residential District and "AG"
9 Agricultural District. The Land Use Category is Low Density Residential. The Owners of the
10 property are Southlake/Solana, Ltd. and Linnia Johnson. The Applicant is Terra Land Development
11 Company. Twelve (12) written notices were sent to property owners within the 200' notification
area, and three (3) responses were received with two (2) being in favor and one (1) undecided.
Paul Spain (Terra Land Development Company) presented this item to the Commission.
Commissioner Boutte asked Mr. Spain what type of fencing he intends to use. Mr. Spain said they
are trying to come up with something similar to the other large lot development to the northeast. He
said they are looking at using a white horse fence with a very simple, nicely landscaped entrance on
White Chapel Boulevard and on Bob Jones Road. He said they are very much trying to keep within
the character of their neighbors.
Commissioner Home arrived at 6:47 p.m.
Vice-Chairman Peebles asked Mr. Spain if it seems dangerous to him to have a residential street that
is a half-mile long. Mr. Spain said they have met with staff about it and staff wants them to put in
traffic calming devices which they have agreed to.
Vice-Chairman Peebles said it seems awfully dangerous to him for people to come around this turn
and have 28 homes along this street. Mr. Spain said they can slow traffic down with the traffic
calming devices and get people used to driving slowly through the neighborhood.
Chairman Sandlin said it would benefit them from a selling standpoint for someone not to see all the
way down the street when they enter the neighborhood. He said there is no reason they cannot
conform to all of the ordinances and only see about four (4) to five (5) lots down the street.
Chairman Sandlin asked what the minimum width is for "SF-1A" zoning. Senior Planner Dennis
Killough said it is 100'. Chairman Sandlin said all of these lots are 143' wide so there is plenty of
room to play around with.
Mr. Spain said they can look at that, but he reminded the Commission that the property rises about
30-40' to a very tall hill so the other end of the street cannot be seen.
Vice-Chairman Peebles said he appreciates the fact that Mr. Spain was willing to work with the City
Planning and Zoning Commission Meeting Minutes on April 6, 2000 Page 2 of 27
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and bring back one acre lots, but this street really bothers him. Mr. Spain said these houses are going
to be very nice, big houses which tend to have a wider floor plan. He said they need the width more
than the depth for these types of houses. He said they have laid this out where they have actually
lost lots because they cannot have 100' wide lots; builders will just not work with that in this market.
Commissioner Home said he has been out to this property a couple of times and with the rise in the
land, you really do get a break in view; it will not be a straight long street.
Chairman Sandlin opened the Public Hearing. No one in the audience stepped forward to speak.
Chairman Sandlin closed the Public Hearing.
(Planning and Zoning Commission meeting, 04-06-00, tape 1, section #0464)
Commissioner Muller said she lives in a one-acre neighborhood that rises and street curves so she
knows it can be done.
Chairman Sandlin asked if the Commission approved this Preliminary Plat and then the applicant
added a curve in the street, would this plan be required to come back to the Commission for
approval. Mr. Killough said he does not think they would in most cases, He said if it was a
significant design change, staff would require them to submit a Revised Preliminary Plat but if it was
a minor realignment of the street, they would not be required to submit a Revised Preliminary Plat.
Mr. Spain said if they can accomplish the goal and keep the lots and the layout generally the same,
they will endeavor to put a curve in the street.
Chairman Sandlin said it is real easy for an engineer to make a straight line and harder to make
curves which is why the Commission does not see a lot of it, but it is not a big deal to do. He said
the Commission is not asking Mr. Spain to sacrifice yield, and he honestly believes it would make
his subdivision more attractive.
Mr. Spain said if they can keep everything else the same and put a curve in it, they have no problem
doing so.
Vice-Chairman Peebles said he would be inclined to make a motion to approve it but instructing the
applicant to put as much curve in Crown Ridge Drive as he can and taking it to City Council.
Mr. Killough said as long as the change didn't affect any regulatory issues, he thinks it would be fine
for the applicant to submit an exhibit to pass on to City Council.
Motion was made to approve ZA 00-018 subject to Plat Review Summary No. 2, dated March 31,
2000, deleting Items #2.a (minimum 40' building line) and #2.c (100' in width at the minimum
required front building line) and requiring the applicant to take an exhibit to City Council showing
maximum curvature to Crown Ridge Drive fxom North White Chapel Boulevard to Ridgebriar Drive
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without disturbing the lot count.
Motion: Peebles
Second: Muller
Ayes: Peebles, Muller, King, Home, Boutte, Sandlin
Nays: None
Approved: 6-0
Motion carried.
(Planning and Zoning Commission meeting, 04-06-00, tape 1, section #0834)
AGENDA ITEM #7, ZA 00-020, REZONING AND CONCEPT PLAN FOR GATEWAY PLAZA,
PHASE II:
Comprehensive Planner Ken Baker presented this item to the Commission for a Zoning Change and
Concept Plan on property legally described as portions of Tracts l, 2, 3, 4, 5, 6, & 7, W. E.
Mayfield's Subdivision, according to the plat recorded in Volume 388-C, Page 4, Plat Records,
Tarrant County, Texas, and being approximately 39.5636 acres. The property is located on the south
side of S.H. 114 and the north side of East Southlake Boulevard (F. M. 1709) approximately 200'
west of Crooked Lane. The Current Zoning is "AG" Agricultural District and "C-2" Local Retail
Commercial District. The Requested Zoning is "S-P-2" Generalized Site Plan District with "C-3"
General Commercial District uses, including a gasoline service station and tires, batteries, and
automobile accessories. The Land Use Category is Mixed Use. The Owners of the property are
Conner Lam, Gregory P. Woodside, Donald E. Vogel, Chung Cheng Hong, Glen Scott Harrell,
Wetzel Family Partnership, Ltd., and Gateway Phase II J.V. The Applicant is Wyndham Properties,
Ltd. Twenty-five (25) written notices were sent to property owners within the 200' notification area,
and three (3) responses were received with all being in favor.
Terry WilkinsOn (Wyndham Properties, Ltd.) presented this item to the Commission.
Commissioner Home asked Mr. Wilkinson if he intends to use curved tile or flat tile. Mr. Wilkinson
introduced Greg McGahee, a consultant for Costco, to address that question.
Greg McGahee said at this time they are looking at a flat tiled roof that will be compatible
amhitecturally and aesthetically with the other center.
Commissioner Home asked if there is a reason they wouldn't choose a curved tile. Mr. McGahee
said the applicant has had some concerns with the arched tile on other facilities.
Larry Hart (Costco) said it boils down to what is consistent and what is in context with the other
centers, and it is their understanding fi.om the developer that the flat tile is something that is accepted
and is consistent with some of the development that is there. He said if curved tile is the preference
of the Commission, they will work with the Commission and come to some reasonable
accommodation to what that tile looks like.
Planning and Zoning Commission Meeting Minutes on April 6, 2000 Page 4 of 27
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Regarding the Staff Review, Senior Planner Dennis Killough said the configuration on Drive G
changed which created a stacking variance, and it is not listed on the chart. He said the required
stacking on that drive is 50', and the provided stacking is 49'. He also made one change to an
informational comment regarding the amount of interior landscape required in their parking islands.
He said it was indicated on the review sent to the Commission that it was 23' per stall, and it is
actually 30' per stall with this plan.
Mr. Wilkinson reviewed the requested variances with the Commission.
Chairman Sandlin opened the Public Hearing.
Carolyn Morris, 403 St. Charles Court, Southlake, Texas, submitted a letter to the Commission from
Dana Stemfeld (SPIN #9w liaison) who could not attend tonight's meeting; Ms. Sternfeld wanted
the Commission to know her thoughts on this project. Mrs. Morris said this is truly some of the most
beautiful land in Southlake, and she is concerned about big box development going in here. She said
she spoke against Lowe's and is very concerned about additional big boxes and the image they will
present for the City. She asked what precedent this will be setting for the S.H. 114 corridor. She
would envision S.H. 114 looking more like Los Colinas and really hates to see nothing but big boxes
going in. She said she shopped Costco on the west coast and loved the store but said the building
was ugly and the surroundings were not kept very well. When she looked at the design of Costco
and saw the long expanses of walls, she said she hates to see anything go in as nothing but a blank
wall. She said it will be a sea of parking with gas pumps. She has concerns with what we are letting
happen to our city. She requested that the Costco representatives meet with the City of Southlake
in a city-wide SPIN meeting to see what the citizen concerns are. She said if Costco is going to be
here, she would like to see them upgrade and be a premier store.
Commissioner Boutte said he knows Mrs. Morals is one of the better informed citizens in Southlake
and asked her when she found out about this particular development. Mrs. Morris said she was out
of town for a week and found out about it when she returned.
Commissioner Boutte said a neighborhood SPIN meeting was held several weeks ago and asked if
Mrs. Morris was unaware of that meeting. Mrs. Morris said she was unaware the Gateway, Phase
II, SP1N meeting was dealing with a Costco or big box development.
JeffWang, 595 S. KimballAvenue, Southlake, Texas, said he lives in SPIN #7 and attended a SPIN
meeting with Terry Wilkinson and Costco several weeks ago. He said he cannot help to compare this
big box development with the big box development of the schools across from his house. After
attending the SPIN meeting, he went to the Costco website and saw that he can purchase many
things there for his kids and his wife. He said he currently goes to Sam's Club once a month to buy
supplies for his kids, to CompUSA in North Richland Hills to purchase electronics, to Fry's
Electronics in South Arlington for any computer parts he might need and said he can purchase all
of these items from Costco. He said about four years ago, he was concerned about Home Depot
being here but last year he spent almost $15,000 at Home Depot. He said that tax money can go to
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Bedford or to North Richland Hills, but that will not help the City of Southlake. As a citizen of
Southlake, he was given two things he does not want such as two schools and one stadium that his
children cannot even attend; he was asked to give up a lot but enjoy nothing. He said this Costco is
one thing he wants and said he hopes the City gives this one to him.
Matt Layton, 2714 E. $outhlake Boulevard, Southlake, Texas, said Mr. Wilkinson has been very
conscientious in developing the first phase and said he seems to have a good plan going for the
second area. He said we know this ama is going to be developed either by him or by somebody else.
Mr. Wilkinson is giving the City two and a half acres to put in a road. He suggested that the
Commission look at the road situation in town and possibly agree with Mr. Wilkinson. He said this
town is landlocked and will be for a while until the City develops it and unfortunately the only
development of roadways the City is getting is from developers. He suggested for the Commission
to look at this plan and offer Mr. Wilkinson the benefit of the doubt. He said the whole peninsula
is going to be developed one way or another.
Chairman Sandlin closed the Public Hearing.
(Planning and Zoning Commission meeting, 04-06-00, tape 1, section #3193)
Mr. Wilkinson said between property tax and sales tax, this project should generate about $4.3
million annually. He said they will dedicate the right-of-way for Nolen Drive and will also build the
road and that will be approximately $1.2 million. He said they will be paying approximately
$750,000 in impact fees, and they are not asking for any abatements. He said he is very sensitive to
the big box issue and recognizes that it not what many people want but due to the lack of access to
a big part of this property due to the off-ramp of S.H. 114, he thinks it is appropriate in this location.
He said Costco is a big box, but they have agreed to articulate it to minimize the affect of the big
box; and he will certainly agree to look at dressing it up some more with a different sort of
articulation or something like that. He said Costco is coming forward with a good attitude and have
agreed to substantially conform with their building. He said he was instructed to have a SPIN
meeting so he called the City and did that. He has been made aware there are concerns and he has
agreed to hold another SPIN meeting at Johnson Elementary on April 12 at 7:00 p.m. to go over this
in detail with anybody who attends. He said there are nine tracts to this development and those tracts
have performance dates that he has to honor and be in compliance with, so he is asking that the
Commission move this process forward knowing there is a SPIN meeting scheduled for next
Wednesday night. He said if the citizens are too concerned with Costco, he feels sure the City
Council will ultimately turn it down.
Commissioner Muller asked if the loading dock could possibly be turned to the south and then that
area could be bermed and landscaped. Mr. Wilkinson said they have a 10' bufferyard requirement
in the south comer and the drive is already getting very close to that bufferyard.
Mr. Hast from Costco said the loading dock needs at least 65' for the truck dock plus an additional
120' to get the tracks in and out. He said they have right-of-way on three sides, and there is no place
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that they could potentially place the receiving dock which would not be visible from a street. He
understands that nobody wants to see the loading dock when they drive by, but this site has specific
challenges in dealing with that. He said the loading dock will not be visible from S. H. 114. From
Southlake Boulevard, they have provided a 10' high screen wall which is in effect a 14' high screen
wall because the truck well itself is 4' below ground. The question is how to deal with it f~om Nolen
Drive. He said they can certainly show the Commission site line analysis and show mom detail on
how they plan on screening it and buffering it. They plan to use heavy landscaping and berming and
possibly even another wall; it could be another architectural element that is a screen wall that would
be in the buffer area.
Commissioner Muller said Mr. Hart said the t~ucks need 120' and asked if the tracks will be backing
out into the parking spaces. Mr. Hart said they won't be backing in; they will be pulling forward into
the drive aisle and then backing up into the dock. He said almost all of their receiving happens
before they open so it will not be an issue as far as conflicting movements between trucks and other
vehicles.
Vice-Chairman Peebles said he would like to see a site line study from F.M. 1709 and Nolen Drive.
He said he does not see how the Commission can pass this tonight.
Commissioner Boutte said he does not think the Commission is ready to deal with this tonight. He
does not think the Commission would be doing their duties responsibly to this city if they do not
table this because this is the last piece of land in Southlake that fronts both of the major highways.
He said this is the biggest project to come along since Town Square and that process didn't happen
overnight. He believes this cries out for a city-wide SPIN meeting. He said the Commission is not
simply an advisory board when it comes to zoning; they are a semi-legislative body on zoning
issues. He said when the Commission makes a zoning recommendation, it is more than a
recommendation to City Council because it would take a super-majority to overturn the
Commission. He said the Commission has to let the citizens take a very good look at this and
understand what they are seeing before the Commission follows through on it. He said he does not
want to deny it tonight nor does he want to vote in favor of it. He wants to table this and said he is
going to he quite insistent on that.
Mr. Wilkinson said he anticipated that but unfortunately them is only one scheduled P&Z meeting
for the month of April and that would push them into May on the normal schedule. If that is the
desire of the Commission, he asked that they continue the meeting to Thursday night, April 13,
which would give the Commission the benefit of citizen input from the night before. He said he is
not trying to burden the Commission but his problem is with his contracts on the properties, and he
does not know if he can hold it all together.
Commissioner Boutte said he kind of understands that, but he also knows that Mr. Wilkinson is
paying more per square foot for this property than any property that has ever been sold in Southlake
and he cannot imagine any of those people running away from that money. He said the property is
zoned agricultural, and there is nothing else that he can see happening to this property. He said he
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would be surprised if the deal fell apart over it.
In several of the contracts, Mr. Wilkinson said he put up money that goes hard at certain dates; it
is non-refundable. He also has dates regarding a zoning and feasibility period and said there is a lot
of money put up in escrow on these tracts. He asked that the Commissioners have a little extra
consideration. He said this is plan number 40 and said they have gone through many variations. He
thinks there is a pretty good amount of support for this project and would ask for it to be continued
if possible.
Chairman Sandlin asked staff for suggestions and possible dates to continue this meeting to.
City Attorney Debra Drayovitch recommended opening the Public Hearing back up if the
Commission intends to continue this meeting.
Chairman Sandlin opened up the Public Hearing.
Ms. Drayovitch said the Commission can continue this item to a date certain, and it need not be on
a regular meeting date.
Chairman Sandlin asked staff for some possible dates. Mr. Killough said he knows for certain this
room is available on April 20 which would have been a regular meeting. He said the Commission
could also consider April 13 which would be the night following the SPIN meeting. Ms. Drayovitch
said April 20 is Holy Thursday.
Vice-Chairman Peebles said he would rather continue it to Wednesday, April 19, and asked when
it would then go to City Council.
Mr. Wilkinson said the next City Council meeting is April 18, and they were hoping to be on that
agenda.
Commissioner Boutte said April 13 is the night of the SPIN Standing Committee meeting, and they
would also need to be at P&Z that night so that would not work.
The Commission discussed the possibility of no development items going forward to City Council
on their May 2 meeting.
Vice-Chairman Peebles suggested meeting on Monday, April 17, and then the item could go forward
on City Council's regular meeting on April 18.
Chairman Sandlin said the problem is even if the Commission could meet on April 17, there is no
guarantee that City Council would want to hear it the very next night.
Mr. Wilkinson said the property owner that is most affected is out of the country, and he cannot
contact him. He said they are several hundred thousand dollars into this project at this point on
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design. He said this particular property owner has told the broker that he is not going to extend the
contract. Mr. Wilkinson said the property owner has the earnest money that is non-mfundable, and
it is a possibility that he may just keep the money and say the contract in null and void.
Chairman Sandlin said another possibility would be for the Commission to vote it up or down
tonight.
Commissioner Boutte said he absolutely hates the idea of voting on it one way or another tonight.
He thinks it is too big a project for the Commission to consider it that quickly.
Mr. Wilkinson said if this item were to pass on to City Council tonight and it tums out that they have
concerns based on the SPIN meeting next week, he would agree to come back to P&Z if it is
possible for Council to pass it back to the Commission. He would then have time to try to work out
extensions on his contracts. He asked if Council could pass it back to P&Z. Ms. Drayovitch said
them is a way to do that, but it is quite possible it would have to be readvertised and mnoticed.
Mr. Wilkinson said that would allow him time to try to extend his contracts. He asked the
Commission to pass it onto City Council in a form they are comfortable with and if there is
substantial concern from the citizens at the SPIN meeting and Council wants it to come back to
P&Z, he will agree to do that.
Chairman Sandlin called for a break at 8:40 p.m.
Chairman Sandlin called the meeting back to order at 8:54 p.m.
(Planning and Zoning Commission meeting, 04-06-00, tape 1, section #4500)
commissioner Muller said she likes the idea of having one developer come in and develop this, but
what makes her feel very uncomfortable is the pressure being placed on the Commission fight now
because of Mr. Wilkinson's personal contracts. She does not think it is the City's business to get into
that. She said the Commission should try to work with the applicant if at all possible, but there are
too many unanswered questions right now. She said this tract not only affects one SPIN area but
the whole city and other cities as well, and she thinks them needs to be a city-wide SPIN meeting.
Commissioner Home said he agrees with Commissioner Muller regarding the single developer and
the single vision, but he also agrees with Commissioner Boutte and his statements regarding our
responsibilities to the community. He questioned if the Commission is just playing games by going
ahead and passing this on to City Council. He questioned if they would just be buying time.
Commissioner Boutte said Mr. Wilkinson's suggestion that the Commission go ahead and send this
on to City Council has several problems with it: 1) the Commission would be presuming City
Council would even agree to send it back to them; and 2) the Commission would be sending it on
before they had the benefit of citizen input. He said he still has so many questions in his mind that
he is not certain he would be ready to vote on it tonight even if the SPIN meeting had already been
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held, and he is certainly not ready to vote on it before the SPIN meeting. He said he thinks the
Commission needs to find a way to continue this to another meeting.
Vice-Chairman Peebles said he would not like the motion he would have to make in order to pass
this on because it has too many questions. He said Council has told the Commission time and again
they want things clean, and this is not clean at all.
Commissioner King said the Commission heard the requested variances, but they have not really
talked about the issue of Costco which is as big as or bigger than the Concept Plan they are looking
at. He said the Commission tried to resolve the issue of dates, and Mr. Wilkinson made his issues
regarding his contracts very clear but he agrees with Commissioner Muller that that is the
applicant's problem and not the Commission's problem as a public body. He is really disappointed
that the Commission cannot come to some resolution regarding dates so they can move this thing
forward after the benefit of the SPIN meeting and also accommodate Mr. Wilkinson.
Commissioner Muller said she thinks the City Council appoints the Commission to perform their
duties and to send it on is skirting their responsibilities and that would mean voting it up or down
this evening. She has some concerns of what that outcome may be.
Mr. Wilkinson said the burden here is that there is only one P&Z meeting in April. He said they will
meet any day that is convenient, but they just need to move this forward in the month of April.
Chairman Sandlin said the problem with meeting April 17 is there is no guarantee the City Council
will hear it the next night.
Commissioner King asked if the applicant is willing to take that risk. Mr. Wilkinson said they are
definitely willing to take that risk.
Chairman Sandlin said staffneeds to try to contact City Council to see if they would even be willing
to hear it the next night because if not it is pointless to continue the meeting to that night.
Commissioner Muller asked if the Council Chambers is available that night. Mr. Killough said staff
was unable to confirm scheduling for this room.
After discussion, the Commission agreed to delay further consideration of this item and Item #8 to
the end of the meeting.
(Planning and Zoning Commission meeting, 04-06-00, tape 1, section #5230)
AGENDA ITEM #9, ZA 00-021, REZON1NG:
Comprehensive Planner Ken Baker presented this item to the Commission for a Rezoning on
property legally described as Tracts 4 and 4B situated in the Hiram Cranberry Survey, Abstract No.
581, and being approximately 5.715 acres. The property is located at 591 & 611 South White Chapel
Planning and Zoning Commission Meeting Minutes on April 6, 2000 Page 10 of 27
1 Boulevard being on the east side of South White Chapel Boulevard approximately one-half mile
2 south of the intersection with Pine Drive. The Current Zoning is "AG" Agricultural District. The
3 Requested Zoning is "RE" Residential Estate District. The Land Use Category is Low Density
4 Residential. The Owners and Applicants are John and Tyler Kuelbs. Ten (10) written notices were
5 sent to property owners within the 200' notification area, and no responses were received.
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Tyler Kuelbs presented this item to the Commission. She said she and her husband are planning on
building a home on this property.
Chairman Sandlin opened the Public Hearing. No one in the audience stepped forward to speak.
Chairman Sandlin closed the Public Hearing.
(Planning and Zoning Commission meeting, 04-06-00, tape 1, section #5356)
Motion was made to approve ZA 00-021.
Motion: Muller
Second: Home
Ayes: Muller, King, Home, Boutte, Peebles, Sandlin
Nays: None
Approved: 6-0
Motion carried.
(Planning and Zoning Commission meeting, 04-06-00, tape 1, section #5381)
AGENDA ITEM #10, ZA 00-024, REZON1NG:
Comprehensive Planner Ken Baker presented this item to the Commission for a Rezoning on
property legally described as Tracts 3 & 3F situated in the Rees D. Price Survey, Abstract No. 1207,
and being approximately 24.414 acres. The property is located at 2929 North White Chapel
Boulevard being on the east side of North White Chapel Boulevard approximately 700' north of
Sweet Street. The Current Zoning is "AG" Agricultural District and "S-P-2" Generalized Site Plan
District for tropical fish distribution and related ancillary uses. The Requested Zoning is "SF- 1A"
Single Family Residential District. The Land Use Category is Low Density Residential. The Owner
of the property is Michael V. Calli. The Applicant is Troy Calli. Eleven (11) written notices were
sent to property owners within the 200' notification area, and no responses were received. One (1)
response was received from outside the 200' notification area and was opposed.
Vice-Chairman Peebles said he cannot ever remember 24 acres coming before the Commission
without a Preliminary Plat. Senior Planner Dennis Killough said many cases that come before the
Commission have a Preliminary Plat or a Concept Plan associated with them, but the "SF-1A"
district does not require a Concept Plan to change zoning to that district. He does not think the
people who own this property have everything worked out yet as to how they want to subdivide this
which is why there is no Preliminary Plat at this time.
Planning and Zoning Commission Meeting Minutes on April 6, 2000 Page 11 of 27
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Troy Calli presented this item to the Commission. He said it is their intent to produce a one acre
single family residential development on this site. He said he has a feasibility study if the
Commission would like to look at it.
Commissioner Home asked Mr. Calli if he intends to wall this subdivision off. Mr. Calli said yes;
they have money in the budget to build a wall and an entrance in the front. He said he intends to
build some type of fence or wall.
Vice-Chairman Peebles asked why the applicant does not have a Concept Plan or a Preliminary Plat
to present the Commission. Mr. Calli said he was not aware he was supposed to.
Commissioner Muller asked if the applicant is aware of a letter from the DFW Airport which
indicates part of this property is in the noise contour and will need an avigation easement and special
building requirements. Mr. Calli said he was notified today by phone of that.
Chairman Sandlin opened the Public Hearing.
Sandy Lancaster (DFW Airport Noise Compatibility Office) P. O. Drawer 619428, DFW Airport,
Texas, said Southlake is a beautiful city and they love to see it growing but the airport is concerned
about protecting the flight corridor and reducing any further encroachments that may occur. This
property is subject to routine and regular overflights by jet aircraft and turbo prop aimraft that may
be using this runway. She said this property is only about six miles from the end of that runway. She
said according to the Ordinance No. 479, residential developments of this type within the 65 LDN
are considered incompatible. She said they feel it should not be allowed because it is within that
flight corridor, and they want to see that protected. She said if the City feels it is in their best interest
to approve this at a minimum they would like to recommend to the Planning and Zoning
Commission that an avigation easement be required using language provided by the DFW Airport
that would name not only the City of Southlake but the DFW Intemational Airport and the cities of
Dallas and Fort Worth. She talked to the applicant this afiemoon and although he has not seen the
language he was agreeable in concept to that opportunity. She said they would also like to
recommend the additional mitigation and noise level reduction in the construction and design of the
homes that would be built.
Chairman Sandlin closed the Public Hearing.
(Planning and Zoning Commission meeting, 04-06-00, tape 1, section #6015)
Commissioner Muller said she is a little uncomfortable giving straight "SF-1A" zoning without
knowing what it will look like.
Vice-Chairman Peebles said the Commission should table it until the applicant gets what he needs
to plat it.
Planning and Zoning Commission Meeting Minutes on April 6, 2000 Page 12 of 27
Chairman Sandlin said he does not think the Commission can table it, but the applicant can request
it.
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Vice-Chairman Peebles said the Commission can table it because it is not a plat.
Vice-Chairman Peebles asked how long it would take him to get a Concept Plan through. Mr.
Killough said he wanted to clarify that a Concept Plan is not required with this zoning district. He
said the Commission would typically see this type of zoning request be followed by a Preliminary
Plat when the applicant is ready to subdivide the property. Mr. Killough said the next available
submission date would be April 10 which he does not think they could meet and the following date
would be May 1. He said they could possibly get a review to the Commission on June 8.
Vice-Chairman Peebles asked what meeting they could make if they got a submission in on April
10. Mr. Killough said they could possibly make the May 18 meeting.
Commissioner Boutte said he really feels uncomfortable granting "SF-1A" zoning on 24 acres with
no more idea of what is going to happen on the property. He said there are ways to make a mess out
of"SF-1A".
Vice-Chairman Peebles asked the applicant if he cares if the Commission tables this until June 8.
Mr. Calli said he would rather answer some of the Commission's questions. He said they do not
intend to make a mess out of it. He said they have a project manager whose name is Rex Whitton
who is the currently the project manager on the Kirkwood Hollow development. He said they have
letters of intent from builders who are currently building in Kirkwood Hollow.
Chairman Sandlin said it would give the Commission a greater comfort level if they could see the
zoning and the plat together, and it really won't affect the applicant much because his ultimate goal
is to get a final plat anyway. Mr. Calli agreed.
Motion was made to table ZA 00-024 to the May 18, 2000, Planning and Zoning Commission
meeting.
Motion: Muller
Second: Home
Ayes: King, Home, Boutte, Peebles, Muller, Sandlin
Nays: None
Approved: 6-0
Motion carried.
(Planning and Zoning Commission meeting, 04-06-00, tape 1, section #6358)
Chairman Sandlin called for a break at 9:45 p.m.
Chairman Sandlin called the meeting back to order at 9:53 p.m.
Planning and Zoning Commission Meeting Minutes on April 6, 2000 Page 13 of 27
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1 AGENDA ITEM #11, ZA 00-028, SITE PLAN FOR BLOCK 23, SOUTHLAKE TOWN SQUARE:
2 Comprehensive Planner Ken Baker presented this item to the Commission for a Site Plan on
3 property legally described as a portion of Tract 2A situated in the Richard Eads Survey, Abstract
4 No. 481, and being a revision of the previously approved Block 18 of Southlake Town Square
5 Addition, and being a total of approximately 3.5 acres. The property is located on the north side of
6 East Southlake Boulevard (F. M. 1709) approximately 1900' east of North Carroll Avenue. The
7 Current Zoning is "NR-PUD" Non-Residential Planned Unit Development District with "C-3"
8 General Commercial District uses. The Land Use Category is Mixed Use. The Owner of the property
9 is Carol Jean Peterka. The Applicant is Cooper & Stebbins, L. P. Eighteen (18) written notices were
10 sent to property owners within the 200' notification area, and one (1) response was received and was
opposed.
Frank Bliss, 1362 Lakeview Drive, Southlake, Texas, presented this item to the Commission. He
reviewed the variances with the Commission.
Brian Stebbins, 904 Independence Parkway, Southlake, Texas, addressed the requested variance to
the articulation requirements.
Commissioner Boutte asked Mr. Stebbins what other tenants he has lined up for this property. Mr.
Stebbins said they do not have anyone else.
Commissioner Home asked Mr. Stebbins to address the landscaping. Mr. Stebbins said the
landscaping will be consistent with Town Square. He said the Bur Oaks they used down F.M. 1709
and up Carroll Avenue will he the same Bur Oaks they will use in front of this development. He said
the streetscapes will be the same as well as the lighting. He said they will probably use Athena Elms
on the perimeter which is what they used in Town Square, and they will probably use Live Oaks on
the interior.
(Planning and Zoning Commission meeting, 04-06-00, end of tape 1, section #7172)
Regarding Item #2, Mr. Bliss said instead of placing a Type 'O' bufferyard on F.M. 1709, they would
rather propose that this lot he consistent with Town Square which will be a regular planting of Bur
Oaks and continue as it began at Carroll Avenue. On Summit Avenue to the west and on the
common access easement to the north, he said they would propose in lieu of a typical bufferyard that
the regular streetscape be preserved with trees regularly spaced. At the City's request, they will
continue the sidewalk that is on the south side of PetsMart pursuant with the Trail System Master
Plan when they do the Site Plan for the northern block and that will carry the sidewalk from east to
west through the project. He said they will put landscaping in along the south side consistent with
what will come on the north side so they can maintain the look of that street through Town Square.
He said staffhas proposed a Type 'A' bufferyard on the east side which is consistent with what they
would do on the east side of this property, and they will accept staffs recommendation on that.
Mr. Stebbins said pursuant to what they did on Town Square, they will continue the 8' wide sidewalk
across the front of the site.
Planning and Zoning Commission Meeting Minutes on April 6, 2000 Page 14 of 27
1 Commissioner Muller asked if they still have to obtain the 20' easements across the Shamrock
2 property for both drives. Mr. Bliss said yes they do, and they have talked to Diamond Shamrock
3 regarding those crossing easements. He said the City has an ordinance that requires that the surface
4 be maintained free of fire hazardous vegetation. He said Ms. Peterka has been maintaining that strip
5 for quite some time to Diamond Shamrock's benefit, and Diamond Shamrock recognizes the benefit
6 they have been getting and would just as soon turn over the surface maintenance to Cooper &
7 Stebbins. He said Diamond Shamrock has discussed with them the appropriateness of non-invasive
8 root systems such as grass that would not threaten the pipeline. He said they will be sending an
9 agreement to Diamond Shamrock tomorrow that would allow Cooper & Stebbins to put in surface
10 vegetation such as grass as they develop the area.
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Commissioner Muller asked if they can put in trees in that 20' strip. Mr. Bliss said trees can only be
planted with Diamond Shamrock's consent; Cooper & Stebbins will have to take a landscape plan
to Diamond Shamrock and get their consent.
Commissioner Muller said she was once told cross access could not be obtained due to the weight
of the concrete and the cars endangering the pipeline. Mr. Bliss said Diamond Shamrock is looking
at the actual technical specifications, and they believe this is a heavy double-walled pipe that allows
regular crossings. They also believe the depth of the pipe is below 4' so the combination of those two
things with the typical road profile they will employ will not require any over-engineering and
would allow the road to go across.
Commissioner Muller said she thought this whole area was going to be office. Mr. Bliss said the lot
behind this one will be office. He said at one point they looked at placing an office on this comer,
and they have reviewed that office demand fairly extensively over the last two years and the demand
for that kind of a building is simply not them. He said the retail demand is quite consistent with the
discussions they had through the process, and the possibility of office was one idea at the time.
Mr. Stebbins said they have the honor of having built more office space than has ever been built in
Southlake so they are aware of the market. He said the office has been longer to lease than the retail.
He said they do not think this is a lessor or worse use than what an office might have been.
Vice-Chairman Peebles asked if the other retail on this lot will have office above it. Mr. Stebbins
said no; it will be single level. He said the Bank One building is a tall single level building.
Chairman Sandlin opened the Public Hearing. No one in the audience stepped forward to speak.
Chairman Sandlin closed the Public Hearing.
(Planning and Zoning Commission meeting, 04-06-00, tape 2, section//0404)
Commissioner Muller said she is uncomfortable with the southern-most drive on the east going
straight across to The Roomstore. She asked if it could be moved. She said she thinks people will
try to cut across.
Planning and Zoning Commission Meeting Minutes on April 6, 2000 Page 15 of 27
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Vice-Chairman Peebles said he does not share that concern.
Mr. Stebbins said the drive-through must be a certain distance from the building itself due to the
vacuum tubes, etc., so they cannot really move them out any further.
Commissioner Muller said she observes the driving patterns of this community everyday, and she
has a concern about that.
Motion was made to approve ZA 00-028 subject to Site Plan Review Summary No. 2, dated March
31, 2000, deleting Item # 1 allowing articulation as shown; deleting Item #2 allowing landscaping
as shown on the colored rendering with the south side being consistent with Town Square; the west
side being a streetscape consistent with Town Square; the east will be Type 'A' as recommended;
and the north being a streetscape consistent with Town Square.
Motion: Peebles
Second: King
Ayes: Home, Boutte, Peebles, King, Sandlin
Nays: Muller
Approved: 5-1
Motion carried.
(Planning and Zoning Commission meeting, 04-06-00, tape 2, section #0596)
AGENDA ITEM #12, ZA 00-029, REVISED PRELIMINARY PLAT FOR BLOCKS 22 & 23,
SOUTHLAKE TOWN SQUARE:
Comprehensive Planner Ken Baker presented this item to the Commission for a Revised Preliminary
Plat on property legally described as a portion of Tract 2A situated in the Richard Eads Survey,
Abstract No. 481, and being a revision of the previously approved Block 18 of Southlake Town
Square Addition, and being a total of approximately 12.4 acres. The property is located on the north
side of East Southlake Boulevard (F. M. 1709) approximately 1900' east of North Carroll Avenue.
The Current Zoning is "NR-PUD" Non-Residential Planned Unit Development District with "C-3"
General Commercial District uses. The Land Use Category is Mixed Use. The Owner of the property
is Carol Jean Peterka. The Applicant is Cooper & Stebbins, L. P. Eleven (11) written notices were
sent to property owners within the 200' notification area, and two (2) responses were received with
one being in favor and one being opposed.
Frank Bliss, 1362 Lakeview Drive, Southlake, Texas, presented this item to the Commission.
Chairman Sandlin opened the Public Hearing. No one in the audience stepped forward to speak.
Chairman Sandlin closed the Public Hearing.
(Planning and Zoning Commission meeting, 04-06-00, tape 2, section #0706)
Planning and Zoning Commission Meeting Minutes on April 6, 2000 Page 16 of 27
Motion was made to approve ZA 00-029 subject to Plat Review Summary No. 2, dated March 31,
2000.
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Motion: Muller
Second: King
Ayes: Boutte, Peebles, Muller, King, Home, Sandlin
Nays: None
Approved: 6-0
Motion carried.
(Planning and Zoning Commission meeting, 04-06-00, tape 2, section #0742)
AGENDA ITEM #7, ZA 00-020, REZONING AND CONCEPT PLAN FOR GATEWAY PLAZA,
PHASE II:
Terry Wilkinson said he is presuming there will be a May 2, 2000, City Council meeting and asked
if the Commission could meet sometime in the last two weeks of April in order to make that May
2, 2000, meeting.
City Attorney Debra Drayovitch said since this meeting would be continued to a certain date, the
Commission needs to state where it will be held. She said since we do not know if this room is
available, the Commission may be forced to meet upstairs on whatever night they chose to continue
it to. She said it is important to state the time, the place, and the date the meeting will be continued
to.
After discussion, the Commission agreed to continue this meeting to April 24, 2000.
Commissioner Muller made the following suggestions to the applicant regarding the Concept Plan:
· Item #3, consider moving the loading dock;
· Item g4.b, moving Drive J to the north;
· Item #4.c, she said Nolen Drive will have a continuous turn lane in the center and she is
concerned that there is not enough distance between these drives;
· Item g4.d, moving Drive A 30' to the east and being a right out only with full access in but would
like the applicant to look at this situation further;
· Item g4.e, moving Drive B further to the east; improving stacking on Drive D; improving
stacking on Drive G; and moving Drive H as far north as possible.
Regarding Item #1.c, Vice-Chairman Peebles asked the applicant to try to come up with another
percent or two of pervious coverage. He said he does not like the loading dock in the front of the
store and asked the applicant to look at it again and at least provide a site line study from F. M. 1709
and more detail on how he intends to soften it.
Larry Hart said their tractor-trailer deliveries are generally scheduled between 6:00 a.m. and 10:00
a.m. Monday through Friday and occasionally on Saturday. He said they usually like their deliveries
Planning and Zoning Commission Meeting Minutes on April 6, 2000 Page 17 of 27
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to occur before the store opens.
Chairman Sandlin said the applicant needs to be prepared to convince the Commission that this is
the best location and the only location that makes sense for the loading dock.
Vice-Chairman Peebles said he knows the applicant does not want to articulate the entire west side
of Costco but as a Planning Commission, they need to consider this site for years to come and said
the west side needs to be articulated, too.
Chairman Sandlin said something else the Commission needs to consider is the elevation of Lowe's.
He said it is cut down - possibly even below S. H. 114.
Mr. Hart said he understands they have the responsibility of demonstrating by a site line study either
that it is okay the way it is or that it is a concern and they need to deal with it.
Commissioner King said he understands they will be continuing the same look as Gateway, Phase
I, and asked if there will be the same amount of stone and brick on the buildings. Mr. McGahee said
they are looking at an architecturally compatible building. He said they will speak to the architect
and get the Commission better information on the percentages of brick and stone next time.
Motion was made to continue ZA 00-020 and to continue the Public Hearing to April 24, 2000, at
6:30 p.m. in the City Hall Building.
Motion: Boutte
Second: Home
Ayes: Peebles, Muller, King, Home, Boutte, Sandlin
Nays: None
Approved: 6-0
Motion carried.
(Planning and Zoning Commission meeting, 04-06-00, tape 2, section #1806)
AGENDA ITEM #8, ZA 00-032, PRELIMINARY PLAT FOR GATEWAY PLAZA, PHASE II:
Terry Wilkinson requested to continue this item to April 24, 2000, and agreed to waive his fights
under the thirty-day rule for plats.
Chairman Sandlin opened the Public Hearing. No one in the audience stepped forward to speak.
Chairman Sandlin left the Public Heating open.
Motion was made to continue ZA 00-032 at the applicant's request and to continue the Public
Hearing to April 24, 2000, at 6:30 p.m. in the City Hall Building.
Motion: Peebles
Second: King
Planning and Zoning Commission Meeting Minutes on April 6, 2000 Page 18 of 27
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Ayes: Muller, King, Home, Boutte, Peebles, Sandlin
Nays: None
Approved: 6-0
Motion carried.
(Planning and Zoning Commission meeting, 04-06-00, tape 2, section #1893)
AGENDA ITEM # 13, PRESENTATION OF THE PLANNING DEPARTMENT CD LIBRARY:
9 Comprehensive Planner Ken Baker presented this item to the Commission.
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11 AGENDA ITEM #14, MEETING ADJOURNMENT:
12 Chairman Sandlin adjourned the meeting at 11:16 p.m. on April 6, 2000.
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(Planning and Zoning Commission meeting, 04-06-00, tape 2, section #2250)
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THIS MEETING WAS CONTINUED TO APRIL 24, 2000.
COMMISSION PRESENT: Chairman Mike Sandlin; and Commissioners Kenneth Home, Dennis
King, and Pamela Muller.
COMMISSION ABSENT: Vice-Chairman C. D. Peebles and Commissioner Michael Boutte.
CITY STAFF PRESENT: Debra Drayovitch, City Attorney; Charlie Thomas, Deputy Director of
Public Works; Dennis Killough, Senior Current Planner; Lisa Sudbury, Current Planner; Mark
Johnson, Current Planner; and Tara Brooks, Planning Assistant.
The meeting was called to order by Chairman Sandlin at 6:42 p.m.
Chairman Sandlin asked the Commission exactly what they want to get accomplished at this
meeting.
Commissioner Muller said she would like to see what changes have been made since the last
discussion but said she does not need a whole new presentation.
Commissioner King said he would like to get some clarification on what has happened since the
Commission's last meeting. He said the Commission spent two hours at their last meeting trying to
figure out a special time and a special day to have this hearing for the sole purpose of the applicant
going to City Council on May 2, 2000. It is his understanding now that the May 2 City Council
heating is not going to happen with respect to this application and asked the applicant to speak about
that. Given that, he said the sole reason the Commission set this hearing up tonight is no longer a
reason at all. At special meetings like this, he said the word generally does not get out to the public,
and they usually do not have the turnout that they normally would. He said the Commission heard
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the applicant requested to table these items from the May 2 City Council meeting to the May 16 City
Council meeting which caused some confusion as to whether or not tonight's meeting would even
be held. He said the two members absent tonight could have very well thought this matter was
cancelled and said he would like them to be here. He said he would like to somehow move this to
their next regularly scheduled meeting.
Commissioner Home said he was set and prepared to hear this tonight and after Commissioner
King's comments, his whole thought process has gone out the window. He said he was prepared to
hear this item this evening, but he was not aware there have been other things occur.
Commissioner King said there are a couple of members who are not here who attend most every
meeting, and he thinks that is a direct result of the confusion that has been caused by the change in
the City Council hearing this matter. He said he knows Commissioner Boutte had to go out of town.
Chairman Sandlin asked staff why Vice-Chairman Peebles was unable to attend. Senior Planner
Dennis Killough said he had some depositions he was called in to.
Chairman Sandlin said he would like to forgo the staffpresentation and opened up ZA 00-020 for
consideration. He asked if the applicant would address some of the previous comments.
AGENDA ITEM #7, ZA 00-020, REZON1NG AND CONCEPT PLAN FOR GATEWAY PLAZA,
PHASE II:
Terry Wilkinson (Wyndham Properties, Ltd.) said last time he was before the Commission, one of
the property owners was out of the country and could not be roached regarding extensions to his
contract which was why they wanted to move forward to tonight. He said that property owner is
now back in town, and he has met with him. He said he was also contacted by several of the Council
members and asked for this to be postponed until after the election. He has put up substantial
additional non-refundable earnest money to that property owner to accommodate the request of the
Council members to extend this. He said he found out he could extend the contract by paying
additional earnest money.
Chairman Sandlin asked Mr. Wilkinson if he is tabling to the May 16 meeting. Mr. Wilkinson said
that is correct; he requested to table at the request of several Council members.
Commissioner King said he did not mean to suggest that Mr. Wilkinson was misleading the
Commission at the last meeting. He said he understands that cimumstances change.
Chairman Sandlin said the next Commission meeting is May 4 and asked Mr. Wilkinson what he
wants the Commission to do. Cha'n'man Sandlin said the Commission could go ahead and hear from
the public and then see what the Commission wants to do.
Chairman Sandlin opened the Public Heating.
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Rick Prechtel, 905 Independence Parkway, Southlake, Texas, said he is a little disappointed that we
are not going forward with this. He said the Commission spent hours at the last meeting trying to
come up with a date for this meeting. He said tonight would be the fourth opportunity that the
public has had to comment on this project; them have been two SPIN meetings, one P&Z meeting,
and then this meeting tonight, He said if the Commission does not want to go forward with it this
time, then he will save his comments for the next time.
Carolyn Morris, 403 St. Charles Court, Southlake, Texas, said she has the same concerns she had
last time. She attended the SPIN meeting and does not think there was overwhelming support for
this. She said if Costco comes in, she would like to see them upgrade this property. She does not
want it to look like a big box that is so typically associated with this type of business. She said the
applicants said they could make the big box look presentable and not look like a big box. She said
the example was that Town Square was a big box but because of the way it is articulated, it does not
look like a big box. If we do have to have Costco and that is what the people and the Commission
wants, she asked to dress it up and make it look classy like a part of our community. She questioned
the long expanse of wall that faces Lowe's. She hopes the grading process does not destroy the
natural trees. She hopes the Commission questions the 12-bay gas station. She said the people she
has talked to in her area are not terribly excited about the prospect of having Costco here even
though they like the store; they do not want it to be another store such as Wal-Mart.
Chairman Sandlin left the Public Heating open.
(Planning and Zoning Commission meeting, 04-24-00, tape 1, section #0376)
Chairman Sandlin said he needs some direction from the Commission regarding tabling this or
voting on it.
Commissioner Muller said she would like some discussion on this and said she spent quite a few
hours this Easter weekend going over it. She said Commissioner King made some very good points.
She does not know if she would be comfortable voting on it, but she would like to see what changes
have been made since the last meeting. She thinks the more the Commission can help prepare Mr.
Wilkinson for the next P&Z meeting and Council meeting the better.
Commissioner Home said he does not have anything to say right now; he will just listen.
Commissioner King said given how there is a skelton crew on the Commission tonight, it is in the
best interest of everyone to have all the Commission present to vote one way or another. He would
like to table this but if the Commission wants to move forward tonight, then he will probably abstain
on his vote.
Commissioner King said he had no idea this was going to go this way this evening. He was
prepared to vote on this tonight but given that the Council meeting won't be held until May 16, there
is really no need to vote on this tonight. He said he would still like to hear what they are doing with
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their parking arrangements, etc., but since they will have to repeat themselves on May 4 he does not
know why there needs to be a presentation at all tonight.
Chairman Sandlin pointed out that the Chair does not make motions but said he is leaning towards
this project, but he thinks there is still some work that has to be done on it. He asked that Mr.
Wilkinson come forward and address some of the issues so the Commission can come to some
conclusion on this.
Mr. Wilkinson pointed to the main changes on the plan.
Chairman Sandlin asked Mr. Wilkinson to discuss the changes to the back of the building. Mr.
Wilkinson said the difference in elevation from the Lowe's to the back of this building is
approximately 1 ½'. He said he has site line studies that show that all visible areas will be
articulated. He said the two sides that face S.H. 114 and Nolen Drive will be articulated in
compliance with the ordinances; everything that could be visible will be articulated.
Commissioner Muller asked if the Costco building will be of the same materials as Gateway Plaza,
Phase I. Mr. Wilkinson said it will have very similar materials; it will have the stone and EIFS and
a variation of products. He said it will also have a tile roof.
Larry Hart (Costco) showed the Commission pictures of projects they have completed in other
cities.
Commissioner King asked what the prototype size is for Costco. Mr. Hart said it is roughly 148,000
s.f., and that is what they are hoping to build here.
Commissioner King asked if they are close to a Sam's Club in any of their areas. Mr. Hart said he
is sure them are some stores within a mile of a Sam's Club somewhere in the United States. He said
they are similar to Sam's in that they are a warehouse membership club, but that is where all
comparisons end. He said Costco is totally different. As far as products, as far as mix, and as far as
orientation and quality of merchandise, their demographics of customers is a market difference. He
said the whole philosophy behind Costco is to bring the best quality, highest value memhandise at
a great price; it is not what is the lowest cost or the best cost. He said that is not their game or their
style. He said they are looking for a well educated, affluent customer who can come in and make
those value decisions.
Commissioner King said he read that Costco acquired Price Club. Mr. Hart said they merged in
1992.
Commissioner King said there was a Price Club in Dallas that closed down and asked Mr. Hart if
he knows the history of that. Mr. Hart said he is sure there were a number of reasons; that was a
Price Club decision as to whether they were located properly and whether they made a commitment
to the marketplace.
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Commissioner King asked if they plan to open other locations in the metroplex. Mr. Hart said they
are currently under construction in Plano and in Fort Worth near Hulen Mall. He said they have
contracts out on various other locations and said they plan to be here in a big way.
Commissioner King asked if those stores are roughly the same size. Mr. Hart said yes, but a couple
of them may be approximately 152,000 s.f.
Commissioner King said he is aware Costco has their own fleet of trucks that make deliveries and
asked how often that occurs and how many tracks a day make deliveries. Mr. Hart said it varies, but
they average between 15 and 20 trucks a day which have scheduled deliveries that generally occur
between 6:00 a.m. and 10:00 a.m.
Commissioner King asked what they consider the radius to be for a regional draw. Mr. Hart said
it is an evolving thing; trade areas are hard to predict. He said trade areas are more aligned with the
roads and the thoroughfares and how people can travel and the time frames they travel to get to a
store. He guessed the primary trade area to be within a couple of miles.
Commissioner King said he knows Southlake has a population of 22,000 people, and this is a
148,000 s.f. store. He asked how many customer trips per year to sustain this store. Mr. Hart said
they normally generate less traffic than a normal 150,000 s.f. general retail store does. For example,
he said if there is a general retail space made up of three 50,000 s.f. users the trip generation rate on
a per square footage basis is generally 20-30% greater than theirs. He said their peak hours are
much different than normal retail. During the morning rash, they are closed and their store's peak
hours are generally after lunch between 1:30 p.m. and 2:00 p.m.
Commissioner Home questioned at $100 per trip, how many trips would it take to make this deal
work for Costco? Mr. Hart said he couldn't even venture to give an answer on that, but he can tell
the Commission their average unit does somewhere around $100 million so that would be roughly
one million customers a year.
Commissioner Home said he is also leaning towards Costco, but he is just looking at the traffic
patterns between Lowe's and Costco right now.
Mr. Wilkinson said Robert Dozier with Lincoln Property Company just told him that this type of
store will generate less traffic per square foot than most other retailers.
Chairman Sandlin apologized to the applicants for having to come and that everything wasn't
coordinated better. He said he is generally in favor of this and said if there is going to be another
box, this is the place to put the box because it is almost out of town and traffic will not have to come
through town. He agreed with Commissioner Home that he is concerned about traffic, but he likes
the fact they will generate a lot of sales revenue and tax dollars for the City.
Mr. Hart said there is no need for the Chairman to apologize. He said they are here at the
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Commission's disposal. Obviously, he would prefer for the Commission to take action, but they
understand unforeseen circumstances arise and said they will respect the Commission's wishes.
Commissioner King asked Mr. Wilkinson to explain what the impervious coverage for the site will
be. Mr. Wilkinson said the overall development will not exceed 75%. He said this is in case they
have a tenant who they really want to go in a particular location and the tenant would only come in
if they own the property then he wanted the ability to sell them a portion of the property. He said
the overall development would still be the 75% figure, but the one lot might be as high as 90%. He
said Costco would not exceed 80%. Mr. Wilkinson said Costco is buying over $800,000 of
additional land; they could be within 90% if we didn't have the ordinances we do. He said they have
agreed to buy the additional land to create a larger bufferyard to bring it into the 80% impervious
coverage.
Commissioner King said they have discussed the impervious coverage being 77% to 75% and asked
if Mr. Wilkinson is committing to 75% now. Mr. Wilkinson said since they are dedicating the right-
of-way and building Nolen Drive, they think it should be calculated in the impervious coverage but
said if you only counted the 10' dedicated area that is behind the curb, they are at 75%. Mr.
Wilkinson said they are required 409,471 s.f. of non-impervious coverage and their site plan today
totally excluding the Nolen Drive right-of-way is at 385,514 s.fi He said the 385,514 s.f. number
is short 23,957 s.f. but if you count just the green space around Nolen Drive, they are at 75%
impervious coverage.
Commissioner King said he read in the Development Regulations that the building areas shown are
a best guess and that the applicant may request up to a 10% increase in total square footage. Mr.
Wilkinson said they are not talking about impervious coverage; they are talking about the case of
a tenant needing a little bit more square footage. He said they do not have tenants set up right now
and they would like the ability to, not increase the impervious coverage, but increase the size of
some of the buildings.
Commissioner King said the way he reads it is they want to increase the 10% of the total square
footage of the buildings, but that is really not what Mr. Wilkinson just said.
Greg McGahey (AEMAssociates) said the difference in grade from Costco's finished floor elevation
and Lowe's finished floor elevation is only 1 ½'. He said the buildings are roughly the same height
in elevation and the walls are very similar in height with both being somewhere between 28' to 30'.
Commissioner Muller asked if Drive B will have restricted access. Mr. Wilkinson said it will be full
access.
Commissioner Muller said she does not mind Drive B being there, she is just concerned about the
distance and thinks it should be restricted against left-out traffic. She asked Mr. Wilkinson to
consider that for the next meeting.
Planning and Zoning Commission Meeting Minutes on April 6, 2000 Page 24 of 27
1 Commissioner Muller asked about access to Drive A. Mr. Wilkinson said they agreed to an
2 unrestricted in with a right-only out for Drive A. He said they have 313' separation from Nolen
3 Drive and 489' from Liberty Bank's drive. He said it is staffs recommendation to align with
4 Georgetown Park's drive.
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Commissioner Home questioned if Georgetown Park's drive is right-in, right-out only, then what
is the purpose for aligning Drive A with it. Mr. Wilkinson said he will work with staff on that.
Commissioner Muller expressed her concem over people trying to cross over from Georgetown
Park's drive to Drive A.
City Attomey Debm Drayovitch said she had some concerns regarding Commissioner King's
question about the building area limitation. She said where Mr. Wilkinson requested that the
regulations for this particular development permit him up to 10% increase in total square footage
of the buildings, she questioned if that was between Concept Plan and Site Plan or if we adopt these
as part of the district regulations it means that once there is an approved Site Plan they would be able
to do that without coming back to the Commission and the City Council. She asked Mr. Wilkinson
if that was his intent. Mr. Wilkinson said in Phase I they had the ability to vary the back of the
buildings. He said they actually had alternates for different store fronts because they didn't have all
of the tenants lined up, and they certainly didn't have the backs of the buildings. He said they had
altemates A, B, and C for the different size retail categories.
Because they do not know who the tenants will be, Commissioner Muller said her understanding of
these footprints is to have some flexibility as long as they meet the ordinances as far as parking, etc.
She asked if the footprints increased if the applicant would be required to go to the Zoning Board
of Adjustment for a variance. Ms. Drayovitch said she is not sure if that would be a rezoning if it
were to exceed the 10%.
Mr. Wilkinson said they will put a parameter of a not-to-exceed number.
Ms. Drayovitch asked Mr. Wilkinson if he is asking for the same intent regarding the parking - that
parking can be adjusted as long as the ordinance minimums for that use are met. Mr. Wilkinson said
they may need to show a permissible building area that won't exceed X-square feet of total shopping,
and that there will be a service corridor in this area so that it won't be seen from F. M. 1709 or Nolen
Drive.
Commissioner Muller said she is very uncomfortable with the stacking depth of Drive G especially
since there will be a gas station there and people will be using Nolen Drive to get to S. H. 114. She
also said she needs to look further at the stacking depth of Drive F.
Commissioner King said the density of Southlake is mostly south ofF. M. 114 and even possibly
mostly south ofF. M. 1709, and people who are in Southlake, Keller, and North Richland Hills are
going to use F. M. 1709 to get to Costco. He said given that perhaps one million people will be
using this store which would be approximately 3, 000 people per day he asked if the applicant knew
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approximately how many people would be using F. M. 1709.
Mr. Wilkinson said they have generated a traffic impact study which was submitted to Charlie
Thomas. He said he is not qualified to address those reports. He said they do have a traffic study
and will have their consultant at the next meeting.
Commissioner King said he would like to hear it because F. M. 1709 is a big concern to him. He
said he would love to have someone at the meeting to report on the issue.
Mr. Hart said he thinks it is important that a traffic engineer be at the meeting. He said he wanted
to clarify something regarding the estimated 3,000 trips per day figure. He said it is not quite as
simple as saying X-number of cash register rings and how that equates to trips per day. A traffic
engineer can explain the thought processes, the calculations, and the trip generations they have
established and how the flow of traffic movements and the paths they take along the streets.
Chairman Sandlin asked the City Attorney if the Commission needs a request from the applicant to
table this item. Ms. Drayovitch said the Commission can do it on their own and continue the Public
Hearing to the next meeting.
Commissioner King said he would like to continue the Public Hearing to the next meeting and stated
it is not because of any fault or misstep by the applicant; it was just a little confusion as to whether
or not this hearing was going to take place.
Motion was made to table ZA 00-020 and to continue the Public Hearing to the May 4, 2000,
Planning and Zoning Commission meeting.
Motion: King
Second: Muller
Ayes: Home, Muller, King, Sandlin
Nays: None
Approved: 4-0
Motion carried.
(Planning and Zoning Commission meeting, 04-24-00, tape 1, section #2262)
AGENDA ITEM #8, ZA 00-032, PRELIMINARY PLAT FOR GATEWAY PLAZA, PHASE II:
Terry Willa'nson (Wyndham Properties, Ltd.) requested this item be tabled to the next meeting.
Motion was made to table ZA 00-032 and to continue the Public Heating to the May 4, 2000,
Planning and Zoning Commission meeting.
Motion: Muller
Second: Home
Planning and Zoning Commission Meeting Minutes on April 6, 2000 Page 26 of 27