SC-Coppell HS-CS 990715CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE: Coppell High School Addition, Amending Plat and
Site Plan Amendment
P & Z HEARING DATE:
C.C. HEARING DATE:
LOCATION:
SIZE OF AREA:
July 15, 1999
August 10, 1999
185 W. Parkway Boulevard.
Total Site Area: 63.54 acres
Existing Campus: 49.78 acres
New Site: 14.08 acres
CURRENT ZONING:
REQUEST:
Proposed additions:
Multi-purpose building: 68,117 sf
Tennis center building: 2,360 sf
Tennis center storage building: 216 sf
Stadium additions: 8,354 sf
Includes 4,000 new seats, concessions stands, press box and
731 new parking spaces
C (Commercial).
Amending Plat and Site Plan Amendment approval.
APPLICANT:
HISTORY:
Developer:
Coppell ISD
200 S. Denton Tap Road
Coppell, TX 75019
(972) 471-1111
FAX: (972) 462-7599
Engineer:
Glenn Engineering, Inc.
100 Decker Court, Ste. 250
Irving, TX 75062
(972) 717-5151
FAX: (972) 719-4229
The original preliminary plat was considered by City Council on
January 13, 1987. At the meeting, Council directed the applicant to
work with staffto address unresolved issues. Major areas of concern
were traffic access, water and sewer. Traffic studies and variances
requests were worked out with staff and the preliminary plat was
approved on January 27, 1987 with conditions. (See attached letter
dated January 28, 1987). The final plat was approved by City
Council on September 8, 1987 with the following conditions:
Item# 9
1. That the building height be granted a variance to allow
for a proposed height of structure to 52'.
2. That the variance on the lighting be approved with the
use of a blinder to cut the sideways spillage of the light
into adjoining property owners.
3. That the variance fi:om the required 2,000 parking spaces
be decreased to 1,250 spaces.
4. That 5 inches of concrete on a prepared sub-grade be
allowed for the entire parking area with no gravel parking
5. That as many trees as possible will be left on the west
with a 6-foot chain link fence being constructed on the
outside of the trees along the west property line. Dr.
Melvin Gross, who was in the audience the night the
preliminary plat was approved by Council, stated he
would be willing to donate any property to the school that
would be required to put his fence on the outside area of
the trees, and this fence would also be constructed along
the southern property line up to Oak Trail. The gate to
this property would be considered to be for emergency
traffic only and extra emphasis on shrubbery would be
followed along the south property line from the chain
link fence east to the school's eastern most property line.
6. That the fees be waived as requested and the City
Manager enter into negotiations with the Coppell ISD for
some "in-kind" training of City employees.
The final plat was not submitted to the City for signatures within 6
months from the date of City Council approval. Therefore, the
applicant was required to resubmit the final plat for Council
consideration on June 13, 1989. The plat was approved on that date
with the variances granted on September 8, 1987.
TRANSPORTATION:
Cowboy Drive is a 2-lane undivided collector street contained within
60' of right-of-way.
SURROUNDING LAND USE & ZONING:
North-
South -
East-
West -
Single family residential; "SF-12" Single Family-12
Single family residential; "SF-12 & PD-148" Single Family -
12 and Residential Planned Development
Single family residential; PD-129R, SF-9" Single Family-9
residential
Single family residential; "SF-12" Single Family-12
Item# 9
COMPREHENSIVE PLAN:
The Comprehensive Plan shows the property as suitable for
public and institutional uses and the northern portion of the
property is shown to be in the floodplain.
DISCUSSION:
With this submittal, the school district is requesting to upgrade the existing
stadium by adding 4,000 new seats on the visitor side, proposing new
concession stands and a press box. In addition, they are requesting a
68,117 sf multi-purpose building that will provide indoor practice areas for
football, baseball and track, as well as offices, locker rooms, and
equipment storage areas. A 2,360 square foot tennis center is also being
proposed along with 12 hard surfaced tennis courts and a 216 square foot
storage building. To accommodate the expansion, the school is proposing
to add 731 new parking spaces on site and provide a grand total of 1,940
parking spaces. The proposed shortage of required parking is somewhat
problematic to staff, but the Board of Adjustment will address that
concem.
These modifications can not be realized without a number of special
exemptions and variances that the Board of Adjustment will need to
consider. The following is a summary of the special exemptions as they
pertain to parking:
1) Allow the size of the new parking spaces to be 9' by 18'.
2) Reduce the required parking spaces from 3,333 to 1,940.
3) Permit a single row of parking to contain more than 15 parking
spaces.
4) Authorize concrete planting islands at the end of each row of
parking.
5) Approve 18 landscape islands with tree preservation to fulfill
the 88 planting island requirement, as well as allow the 1 tree
requirement per planting island to be planted along the northern
edge of the proposed parking pavement.
6) Allow some parking islands to be under the minimum area of
150 sf and a minimum width of 9'.
7) Waive the 30" high hedge or berm requirement to screen
parking spaces along the northern edge of the proposed parking
pavement.
8) Allow the four rows of parking by the tennis courts with
handicap parking spaces to not have planting islands at the
northern end.
Staff is of the opinion that most of the above exemptions either mirrors
what already exists on site or is an attempt to meet the spirit of the
ordinance. The request to approve 18 landscaped planting islands with
tree preservation to fulfill the 88 planting island requirement is not
unreasonable. A total of 28,000 square feet of landscaped area will be
provided in the 18 proposed landscaped planting islands which is the
equivalent to 186 landscaped islands -- more than twice than what would
be regularly required. Also, permitting the 1 tree required for every
Item # 9
planting island to be planted at the northern edge of the proposed
pavement provides for a better living buffer between the school and the
adjacent residential neighborhoods. One of staff concerns with regards to
the proposed parking and tennis courts relates to topography. At the
northern edge of the proposed parking pavement there currently is about a
1 O-foot wide flat strip of land and beyond that point the terrain is such that
it slopes downward toward Cottonwood Creek. Therefore, the importance
of enhancing and maintaining the natural buffer can not be emphasized
enough, hence, our support for the landscape planting.
The landscape plan shows 121 trees to be planted and approximately 246
existing trees used to meet the 367 tree requirement. Against the northern
parking boundary, the plan shows 85 Cedar Elm trees being planted, and
the remaining trees are proposed in marked planting islands and around
the new buildings and additions. (A reminder: the school district is
exempt from tree mitigation).
With regards to the proposed additions and new structures, the Board of
Adjustment will consider the following variances:
1) Allow a building height of 68 feet for the visitor side of the
stadium and a height of 38 feet for the multi-purpose building.
2) Waive the 6-foot high screening requirement for a non-
residential use adjacent to a single-family residential district.
Again, staff supports both requests. The proposed additions to the stadium
will occur on the visitor side. The existing west bleachers will remain.
However, the existing concession and restroom building will be
demolished and replaced with a total of 4,000 new bleacher seats and a
press box. The new concession stands and restrooms will be located
beneath the new bleacher seats. The highest point of the new portion of
the stadium measures 68 feet in height. The applicant will have to obtain a
variance for the height of the addition. To gain better perspective of the
height of the structure, the new press box will be approximately 31.5'
higher than the existing west bleachers. The new structure will match the
existing structure both in type and color of the exterior building materials.
The elevations indicate new copper roofs both for the press box and
concessions. The exterior brick is indicated as a "mountain red" and new
concrete columns and beams are proposed below the new bleachers.
The paving plan indicates 34 additional parking spaces at the northeast end
of the football field, as well as 14 new parking spaces at the northeast
comer. Staff is concerned with the aesthetics of the 18 head-in parking
spaces adjacent to the stadium's chain-link fence at the northeast comer of
the football field. At the very minimum, wheel stops should be installed.
A 5-foot landscape buffer between the edge of parking pavement and the
chain-link fence would be preferable.
Item it 9
The multi-purpose building is the biggest of the single stand-alone
additions being proposed at about 68,000 sr. The facility will host a range
of sporting activities, as well as provide classroom space, offices and
locker rooms. To add to our general concern regarding parking, we note
that the parking calculations do not provide parking for the classroom
portion of this building. The zoning ordinance requires 8 parking space
for each classroom. Therefore, 8 additional parking spaces must be
provided for this building. If the applicant can not provide the spaces, it
must increase the number of parking spaces it is requesting in its special
exemption request to the Board of Adjustment.
The building elevations indicate that the exterior building materials will
match the colors of the existing high school structure. A word of caution
that the brick like EIFS shown on the northem and eastern elevations can
not exceed 20% of the structure. Staff requests that a sample be
submitted.
The tennis center will be located immediately south of the concourse and
will be a brick structure containing approximately 2,360 sf. The building
will house locker rooms, a conference area, offices and storage areas. A
200 square foot storage building is proposed on the northern end of the
concourse to store additional equipment. Both buildings will match the
colors of the existing high school structure. The 12 tennis courts will be
illuminated. The light fixtures will not exceed a height of 30' nor will the
light level exceed 30 foot candles.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
The purpose of this request is to allow the upgrade of the high school
facility to accommodate the growth in student population and provide a
quality campus. It is recognized that at certain times, parking will be
problematic. However, staff is sympathetic to the challenges the CISD
faces in attempting to abide by new codes when existing structures and
parking were built under different requirements. We also note that a
number of variances were granted from the inception of this development.
Therefore, a number of the requested exemptions either mirror pre-existing
conditions or is an attempt to meet the spirit of the ordinance.
Staff recommends approval of the amending plat and site plan amendment
with the following conditions being met:
Subject to the Board of Adjustment granting the following special
exemptions and variances:
a) Allow the size of the new parking spaces to be 9' by 18'.
b) Reduce the required parking spaces from 3,333 to 1,940 or to
a figure the Board of Adjustment feels is appropriate.
Item # 9
c) Permit a single row of parking to contain more than 15
parking spaces.
d) Authorize concrete planting islands at the end of each row of
parking.
e) Approve 18 landscape islands with tree preservation to fulfill
the 88 planting island requirement, as well as allow the 1 tree
requirement per planting island to be planted along the
northern edge of the proposed parking pavement.
f) Allow some parking islands to be under the minimum area of
150 sf area and the minimum width of 9'.
g) Waive the 30" high hedge or berm requirement to screen
parking spaces along the northern edge of the proposed
parking pavement.
h) Allow the four rows of parking by the tennis courts with
handicap parking spaces to not have planting islands at the
northern end.
i) Allow a building height of 68 feet for the visitor side of the
stadium and a height of 38 feet for the multi-purpose
building.
j) Waive the 6-foot high screening requirement for a non-
residential use adjacent to a single-family residential district.
Correct the following items on the Amending Plat document:
a) Title block should read as "Amending Plat".
b) Fire lanes should reflect the fire lane layout as shown on the
Site Plan Sheet C2.4.
c) Correct legal description to reflect the entire 63.54 acre site.
d) Show all adjacent land ownership and zoning, as well as
correct land ownership and zoning to the east and west.
e) Modify the school district's signature blocks and delete
reference to River Chase Elementary School Addition.
f) Modify the utilities certificate to reflect TXU Electric and
Gas (formerly known as TU Electric and Lone Star Gas).
g) Modify City Secretary's signature block to reflect an
amending plat not final plat.
h) Rename High School Access Road to Cowboy Drive.
Install wheel stops for the 18 parking spaces adjacent to the
stadium's chain link fence at the northwest comer of the football
field.
Provide additional parking spaces for the classroom portion of the
multi-purpose building or increase the number of parking spaces in
the waiver request from the Board of Adjustment.
Reconcile building square footage of the multi-purpose building
shown on the Site Plan and the A1.2 Floor Plan.
EIFS shown on the multi-purpose building can not exceed 20% of
the exterior structure. Submit sample for staff review.
Approve the submitted color board of ail exterior building
materials.
Item # 9
10.
The Leisure Services Department requests to be notified after the
areas of improvements have been marked on the site, to review
construction methods around the trees to be preserved. (See Leisure
Services Departmem comment)
No improvement will be allowed in the floodplain until a flood
study is submitted and approved. (See Engineering Department
comment)
All fire lanes to be shown as easements on plat. Fire lane layout on
plat to reflect fire lane layout shown on site plan. (See Fire
Department comment)
ALTERNATIVES: Relative to the Amending Plat: 1) Recommend approval of the request.
2) Recommend disapproval of the request
Relative to the Site Plan Amendment:
1) Recommend approval of the site plan amendment.
2) Recommend disapproval of the site plan amendment.
3) Recommend modification of the site plan amendment.
4) Take under advisement for reconsideration at a later date.
ATTACHMENTS:
1) Amending Plat
3) Site Plan
4) Topographic Survey
5) Paving Plan
6) Landscape Plan (L1 and L2)
7) Multipurpose Facility Floor Plan (A 1.2)
8) Multipurpose Facility Elevations (A 5.2)
9) Tennis Center Facility Elevations (A 5.2)
10) Stadium Remodel & Expansion Elevations (A 5.2)
11) Electrical Site Plan (E 9.0)
12) Electrical Floor Plan (E 9L.1)
13) Letter dated January 28, 1987 to Tom Rutledge
14) Departmental Comments
Item# 9
DEVELOPMENT REVIEW COMMITTEE
PARKS & LEISURE SERVICES COMMENTS
ITEM: Coppell High School, Site Plat Amendment
DRC DATE: June 24, 1999 and July 1, 1999
CONTACT: Brad Reid, Park Planning and Landscape Manager
COMMENT STATUS: _-"PRELIMINARY F4NA~
The Parks & Leisure Services Department requests to be notified after the areas of
improvement have been marked on the site, to review construction methods around the
trees to be preserved.
B~
DRC62499g
DEVELOPMENT REVIEW COMMa' l -
ENGINEERING COMMENTS
ITEM: Covvell High School Addition, Amending Plat and Site Plan Amendmen~ to
allow the construction of concession stands, a press box, additional seating at
the existing football stadium, as well as a multipurpose building, tennis court,
tennis center, storage facility and additional parMng on property located at
185 IF. Parkway Boulevard, at the request of Glenn Engineering, Ina
DRC DA TE: June 24, 1999 and July 1, 1999
CONTACT: Mike Martin, P.E., Assistant City Engineer (972-304-3679)
COMMENT STA TUS: t~rn:r ra ~Tn r a ~ V ~' FINA L ~, ~T ~re ~r~
1. No improvement will be allowed in the floodplain until a flood study is submitted and
approved.
Jul-O7-gg 03:35P P.01
DE VEL OPMEN T RE VIE W COMMITTEE
FIRE PREVENTION COMMENTS
ITEM:
DRC DA TE:
CONTA CT:
COMMENT STATUS:
COPPELL HIGH SCHOOL AMENDING PLA T
JUL Y 1, I999
TRAVIS CRUMP, FIRE MARSHAL (972) 304-3503
FINAL
All fire lanes to be shown ~ e~ements on plat. Fire lane layout on plat to reflect fire
lane layout shown on site plan.
he City With A Beautiful Future
January 28, 1987
P.O. Box 478
Coppell. Texas 75019
214 - 462 - 0022
Mr. Tom Rutledge
Teague Nell and Perkins
915 Florence
Ft. Worth, Texas 76102
RE: Coppell High School - Prelimina~y Plat
Dear Tom:
This letter is to formally notify you that CoppelI High School
Preliminary Plat was approved by the Coppell City Council on January 27,
1987. The site plan was approved with the following variances and
conditions:
1) Building Height - will allow the height of 52 feet.
2) Lighting - the amount of 5 blinders must be used.
3) Parking - must provide approximately 1,250 for the
foocbaI1 stadium.
4) Parking Surface - 5 inch concrete will be allowed.
5) Screening Wall - a six foot chain link fence along
the western boundary co continue from the southwest
corner of the property along the souchern boundary
to Oak Trail.
Your next step will be to submit plane for the Einal plat to the
Planning Depart~aent. Approval of the preliminary plat expires at the
end of nine months unless the final plat has been submitted Eo~
approval.
If I can be of further assistance, please feel free to contact me at
(214) 462-0022.
Sincerely,
Taryo~ Paster Bowman
Sr. Planning Technician
TS/leg
PZAGI~