Hooptown-CS000921 (2) CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: PD-189 HOOPTOWN
P & Z HEARING DATE: September 21, 2000
C.C. HEARING DATE: October 10, 2000
LOCATION: Along the north side of Beltline Road, approximately 1,200 feet
east of the intersection of Beltline and Denton Tap Roads.
SIZE OF AREA: Approximately 17.063 acres of property.
CURRENT ZONING: LI (Light Industrial)
REQUEST: PD-189-LI (Planned Development-189, Light Industrial) to construct
a 10 court basketball facility and ancillary uses.
APPLICANT: Applicant: Engineer.
Hooptown, LLC Stock & Associates
708 S. College St., Ste. 209 425 N. New Ballas, Ste. 165
McKinney, Texas 75069 St. Lois, Missouri 63141
(214) 544-2300 (314) 432-8100
Fax: (214) 544-2302 Fax: (314) 432-8171
HISTORY: The subject property has not been platted.
TRANSPORTATION: East Belt Line Road is proposed to be a P6D, 6 lane divided major
thoroughfare built within a 120' wide right-of-way. Construction is
scheduled for fourth quarter this year.
SURROUNDING LAND USE & ZONING:
North- Railroad, Creekview Addition; "SF-9-PD"
South- North Lake, City of Dallas
East - TXU Electric & Gas Right-of-Way, vacant; "LF' Light Industrial
West - Vacant, Shake & Shingle; "L¥' Light Industrial
Item # 6
COMPREHENSIVE PLAN: The Comprehensive Plan shows the property as suitable for
light industrial/showroom uses
DISCUSSION: The requested site plan proposes to construct a 109,000 square foot
basketball/recreation facility on 17.45 acres of "LI" Light Industrial property,
in a Planned Development. It is estimated that approximately 70% of the
facility will be dedicated to 10 official-sized basketball courts, with another
10% dedicated to a training center with fitness equipment. The remaining
portions of the building will contain aerobic areas, locker rooms, a jogging
track, and support staff offices. A concession area is planned as a future use,
which requires separate special use permit approval.
The applicant has also indicated to staff that this facility is the f~t of its kind
in the United States. According to the applicant, the facility is planned to
offer a basketball shooting school, basketball & volleyball leagues,
cheerleading/dance camps, coaches' camps, and a variety of similar type
activities.
The subject site is attractive to the proposed basketball/recreational user
for the very same reasons that it would also be attractive for industrial
users. The property is located on a well-traveled thoroughfare (Belt Line
Road) and is centrally located within the Dallas/Ft. Worth metro area.
While this proposed use was not envisioned for the subject site, it will
carry with it similar aspects of an industrial facility, without many of the
possible undesirable characteristics of a traditional industrial use. Given the
property's location, adjacent to both residential and vacant/existing light
industrial uses, the scope of possible uses for this site is limited. Many
typical industrial uses would be restricted on the subject site, while residential
uses are also inappropriate. Staff feels that the proposed
basketball/recreational facility will provide an adequate transitional use
between the light industrial uses and the adjacent residences. It is for these
reasons that staff supports the proposed project.
In the event that the tenant would vacate the site in the future, the building
construction will also lend itself to furore warehouse/office development.
The building is similar in size to many warehouse/office buildings,
providing a fully air conditioned building, adequate parking, and as
previously mentioned, a desirable location.
Parking/Traffic
Staff has reviewed the provision of parking for this facility. The applicant is
proposing to provide 1 space per 109 square feet of floor area; close to City's
standard for commercial/amusement uses, requiring 1 space per I00 square
feet. Adherence to the commercial/amusement requirements would require
Item # 6
an additional 78 parking spaces. A chart is provided on the site plan, showing
the rationale behind the proposed 982 parking spaces. The applicant has
indicated that the number is adequate based on the uses within the building,
excluding storage areas, restrooms, and corridors. Determining the precise
level of parking is difficult in that there is not an existing facility with which
to compare. The applicant has indicated that the adjacent Tract B, containing
approximately 3 acres, and Lot 2, containing 10 acres, are available if
additional parking is needed in the future. Staff is comfortable with the
provided level of parking, knowing that additional parking can be provided, if
needed.
Additionally, Belt Line Road improvements will be modified by the
developer to provide two left turn lanes eastbound into the property and two
deceleration lanes for the main driveways. The owner shall coordinate this
configuration with Dallas County Public Work's Department The addition
of the turning lanes will maintain the flow of traffic on Belt Line Road.
As shown on the site plan, there is one row of parking in the western comer
of the site, which contains less than the minimum 5 spaces. The applicant
will be required to apply for a Special Exception to the Board of Adjustment,
per Section 34-1-8 (B.3) of the Landscape Ordinance allowing for rows of
parking with less than 5 spaces. According to Section 31-3 of the zoning
ordinance 5 loading spaces are required for the 109,000 square foot building.
Due to the unique nature of the use, one loading area, capable of containing
three loading spaces is proposed. While this is more than adequate to serve
this type of use, staff has recommended that if the use changes, the five
required loading spaces must be provided.
Architecture/Elevations
In response to staff concerns regarding the mass and scale of the building, the
applicant has revised the exterior building elevations. Revisions to the
building elevations have further broken-up the massing of the building. The
primary material visible fi.om Belt Line Road is brick, with a rusticated
concrete base in a light color (beige). The from building wall is slightly
curved, softening the typical bold comers of a building this size. Two rows of
horizontal green tinted windows are located along the entire fi.ont elevation.
The brick is continued around the comers of the building to each of the sides
where the primary materials change to concrete cast panels in two tones. The
architect has provided large window areas at each of the entryways.
Additionally, a pattern of reveal joints and translucent panels are located
around the perimeter of the building.
The architecture of the proposed building has improved, however, the level of
landscaping surrounding the exterior building walls has not been given the
necessary attention. Staff has recommended that the landscaping around the
building be revised to provide a level of variety from shrubs to larger canopy
Item # 6
trees. The building elevations show twenty trees along the front of the
building while the landscape plan shows only six large trees and six Crape
Myrtles. Additional revisions are needed to improve the perimeter of the
building and bring the level of landscaping to at least that represented on the
elevations.
Land~aping[rree Mitigation
The level of landscaping has significantly increased from the initial plan
submission and the most problematic issues have been resolve& Staff has
recommended bringing the plan into compliance with the required perimeter
and interior landscape requirements. Additional perimeter screening is
needed along the northern row of parking, additional trees are needed within
landscape islands, and inconsistencies exist between the landscape and site
plans. Revisions are required, but these modifications will not significantly
impact the overall design of the site and can be addressed by compliance with
recommended conditions.
As detailed in the attached memo from Brad Reid, the current proposal
removes 892" of protected trees. The proposed Tree Mitigation Plan claims
895" of"Landscaping Credit", however, this is not permitted by ordinance. A
credit of only 50% landscape can be given by installing new trees to replace
those remove& There are no trees preserved on-site, therefore, a preservation
credit will not be allowed. The landscape credit will account for 446~ of
removed trees; monetary reparation will be required at $100.00 per caliper
inch.
While staff supports the proposed use, it is concerned about any potential
impacts on the adjacent residential properties. The manner in which the site
is designed places most of the activity and lighting away from the residential
properties toward the front of the site. Nevertheless, the relationship between
the parking areas next to residential rear yards needs to be addressed. There
is a significant level of existing vegetation toward the rear of the site, but
much of that will be removed. In order to ensure that those neighboring
properties closest to the use are protected, staff has recommended that
additional screening in the form of landscaping be installed between the
parking area and residences. Further, the lighting plan appears to be
satisfactory, with proper design precautions taken to mitigate any spillover
lighting.
Item#6
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff recommends APPROVAL of the site plan subject to the following conditions:
1) Provide additional screening toward the rear of the site between the parking
area and the adjacent residences. City Council must approve the proposed
living screen in lieu of a 6'-high masonry wall.
2) Comply with Section 34-2 of the Zoning Ordinance as referenced in the
attached memo fi.om Brad Reid, dated September 14, 2000.
3) Provide additional landscaping around the proposed building, decreasing the
spacing between the trees, providing additional trees with a larger canopy,
and providing additional lower growing plantings.
4) Provide one tree per landscape island; a landscape island serving a double
row of parking requires two trees.
5) Show proposed monument sign on Landscape Plan.
6) Show proposed transformer on Landscape Plan and relocate if possible; ara
minimum, screen from view with materials and/or plantings.
7) Revise Landscape Legend to show the proposed Texas Ash and better
delineate between the Carolina Buckthom, Tree Yaupon Hollies, and Eastern
Red Cedars.
8) Revise landscape Table (1. Interior Landscape Required) to show that
48,796 square feet of landscaping is required, and make any necessary
adjustments to the plan.
9) Remedy inconsistencies between the landscape plan and the site plan; the
proposed dumpster and screen wall is not shown on the landscape plan and
will cause the elimination ora tree.
10) Dumpster screen wall shall be constructed of brick to match main building.
11) Special Exception approval by the Board of Adjustment, per Section 34-1-8
03.3) of the Landscape Ordinance allowing for rows of parking with less than
5 spaces.
12) Provide a note on the site plan and floor plan that food service operation
requires a Special Use Permit prior to a certificate of occupancy for that use.
13) This use provides one loading area, with approximately three (3) loading
spaces, however in the event that another use occupies this building then
additional loading areas will be required per Section 31-3 of the Zoning
ALTERNATIVES:
1) Recommend approval of the request
2) Recommend disapproval of the request
3) Recommend modification of the request
4) Take under advisement for reconsideration at a later date.
Item# 6
ATFACHMENTS:
1) Memo from Brad Reid
2) Preliminary Plat
3) Overall Site Plan
4) Detailed Site Plan-Southern Portion
5) Detailed Site Plan-Northern Portion
6) Tree Survey
7) Tree Calculations
8) Landscape Plan
9) Irri~ation Plan
10) First Floor Plan
11) Second Floor Plan
12) Elevations
13) Lighting Plans
14) Revised floor plans
Item# 6
From: Brad Reid
To: Marcie Diamond
Date: Thu, Sep 14, 2000 3:22 PM
Subject: Hooptown
Marcie,
The HOOPTOWN proposal removes 892" of protected trees. The Tree Mitigation Plan as proposed by
the developer claims 895" of "Landscaping Credit". This is not allowed by ordinance. The ordinance
allows only a 50% landscape credit by planting trees to replace those removed. There are no trees
preserved on the site so a preservation credit will not be allowed. The landscape credit will account for
446" of trees removed. Therefore, monetary reparation for 446" of bees will be required on this
development at $100.00 per inch.
Please let me know if you have any questions.
Brad Reid