Valley R Baptist 2-CS020418 (2)CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE: PD-196 Valley Ranch Baptist Church
Expansion
P & Z HEARING DATE:
C.C. HEARING DATE:
STAFF REP.:
LOCATION:
SIZE OF AREA:
April 18, 2002
May 14, 2002
Andrea Roy, City Planner
1501 Belt Line Road, east of MacArthur Boulevard.
Approximately 7.5 acres of property.
CURRENT ZONING: LI (Light Industrial)
REQUEST:
PD-196 to allow a 43,000 square-foot expansion of the existing
church and 363 additional parking spaces.
APPLICANT:
Applicant:
Valley Ranch Baptist Church
1501 Belt Line Road
Coppell, TX 75019
(972) 304-3647
(214) 824-7064 Fax
Engineer:
Jim Riley
Brockette/Davis/Drake
Architect:
Brian McMath
HKS, Inc.
1919 McKinney Avenue
Dallas, TX 75201
(214) 969-5599
(214) 969-3397 Fax
4144 North Central Expressway, Suite 1100
Dallas, TX 75204
(214) 824-3647
(214) 824-7064 Fax
HISTORY:
Page I of 5
On January 11, 1994, City Council approved a Preliminary Plat for
the subject site. Soon thereafter, on February 8, 1994, City Council
approved the Final Plat for the development of Phase I, allowing a
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20,000 square-foot facility and accessory parking, which is known
as the present-day Valley Ranch Baptist Church.
TRANSPORTATION:
East Belt Line Road is a P6D six-lane divided major thoroughfare
built within a 120' wide right-of-way.
SURROUNDING LAND USE & ZONING:
North- MF2 (Multi-family), Stoneleigh at Riverchase apartments
South - Grapevine Creek Channel, City of Irving
East - LI (Light Industrial), Valley Ranch Self Storage
West - LI (Light Industrial), Valley Ranch Retail Center
COMPREHENSIVE PLAN:
The Comprehensive Plan shows the property as suitable for
Public/Institutional uses.
DISCUSSION:
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The applicant, is requesting a zoning change from LI (Light Industrial) to
PD-196-LI (Planned Development-196-Light Industrial), to allow the
expansion of the existing Valley Ranch Baptist Church. The proposed
request will allow the construction of a 43,000 square-foot church addition
and 363 additional parking spaces. Once enlarged, the church will contain
a total of 63,400-square feet and be served by a total of 492 parking
spaces, well exceeding the minimum parking requirement.
As stated in the History section above, the original development application
indicated that the church would be developed in phases and the site, as it
exists today, was appropriately designed to accommodate a future
expansion. As part of the original development plan for the church, a wood
screening fence around the dumpster was constructed instead of a more
permanent masonry wall and the existing building was positioned closer to
the west property line, allowing for expansion efforts to occur to the east.
The applicant is requesting to vary the 80% masonry requirement, as
outlined in Section 12-25-5 (Type of Construction) of the Zoning
Ordinance, primarily due to the materials used on the existing building. In
an attempt to maintain a level of continuity between the existing building
and proposed addition, the architect has utilized the same building
materials, which consist of a significant level of (featherlite-white) split
face CMU; an exterior material which is not considered masonry by the
Zoning Ordinance. The remainder of the building will be constructed of a
reddish/brown brick with a lighter brick, cast stone, and EIFS used as
accent materials. As represented on the architectural elevations, a band of
split-face CMU surrounds the bottom half of the existing building and
represents approximately 50% of each existing building wall. In order to
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tie in the proposed addition with the existing building and attempt to meet
the 80% masonry requirement, the applicant has provided a lower band of
split-face CMU around the base of the proposed addition. In response to
staff's concerns regarding the percentage of non-masonry material, the
applicant has reduced the band of split-face CMU arotmd the proposed
addition from the original submittal. However, the CMU then becomes
more prominent on the front facade of the addition, as it is designed to
create a central focal point at the rosette window, gradually and
proportionally moving up to the 96' high spire. Staff would prefer to see a
building constructed more closely in compliance with the present-day
masonry requirements and would recommend that an attempt be made to
provide additional masonry material. The applicant may construct the spire
tower of brick instead of the proposed CMU, which would bring either the
front fafade fully into compliance or extremely close. Because this is a
PD, the 80% role can be modified; however, it is staff's contention that the
closer we can get to the 80%, the better.
Site Plan
The overall site plan is in compliance with all applicable codes and
ordinances, with the exception of a few drafting inconsistencies that need to
be remedied, including an incorrect floor area ratio, an additional light pole
along the easternmost row of parking, and a substandard parking island at
the end of the row near the west property line. Additionally, the design of
the parking spaces and fire lane must be modified to bring the depth of the
required parking spaces into compliance with the 19' min/mum requirement,
instead of 18' and 18½', as shown. The applicant is proposing to construct a
25' wide fire lane, which exceeds the City's standard 24'-fire lane. While
staff has no objection to the additional fire lane width, it appears that the
surplus width is encroaching upon the parking spaces. Staff feels that these
minor changes can be made to the site plan without changing the overall
appearance of the plan, and staff has recommended that the applicant make
the necessary modifications to the site plan to ensure that all parking is
provided in accordance with the requirements.
Staff should also mention that a total of 33,000 square-foot future building
additions, outside of this request, are also shown on the site plan. While staff
has no objection to these areas being shown for informational purposes, it
should be noted that a full review and approval will be required prior to
construction of the additions. Staff would also like to make the applicant
aware that review of the site, including the future building additions,
indicates that only 22,500-square feet of the total 33,000-square feet could
actually be constructed without creating a deficiency in the open space
requirement.
Page 3 of 5
Item # 8
Landscape Plan
The proposed landscaping is in compliance with the majority of the
landscape regulations set forth in Section 34 of the Zoning Ordinance. The
proposed landscape plan provides for a variety of overstory and accent trees,
shrubs, and groundcover and possesses the attention to design encouraged by
staff. However, there are several outstanding issues which must be resolved
prior to approval of the subject application, and staff has included a
condition to address these issues. Overall, the required landscaped areas are
present and the minimum number of trees are provided, with the exception
of one.
Most significantly, the landscape plan does not fully comply with the
following requirements:
Section 34-8 (C) of the Zoning Ordinance, requiring that all
parking be screened from abutting property by a wall, fence,
hedge, or berm.
· Section 34-8 (C.3) of the Zoning Ordinance, requiring at least
one tree for each 50 linear feet of perimeter landscape area.
· Section 34-8 (B.3) of the Zoning Ordinance, requiring all
landscape islands at the end of row of parking measure a
minimum of nine-feet wide.
Conclusion
While staff remains concemed with the percentage of non-masonry
materials on the front faqade, the design incorporates distinct aspects of the
existing building and aids in providing continuity between old and new.
Staff would add that the level of non-masonry materials used, as related to
this case, presents an unusual set of circumstances, warranting flexibility in
the enforcement of the masonry requirement. However, with slight
modifications to the exterior materials, particularly along the front faqade,
this building can be brought more closely into compliance with the 80%
masonry requirement. To conclude, the Phase Two expansion of the Valley
Ranch Baptist Church will replace a vacant unimproved parcel with a
quality, well-landscaped development and will not only compliment, but
improve the Belt Line corridor.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of the change in zoning from LI to PD-196 to allow the
expansion of the Valley Ranch Baptist Church, subject to the following conditions:
Indicate the requested Planned Development variances on the Site Plan sheet.
Correct all inconsistencies on the Site Plan sheet.
Page 4 of 5
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o
Comply with Section 34-8 (Landscape Regulations) of the Zoning Ordinance,
specifically addressing 34-8 (C), 34-8 (C.3), and 34-8 (B.3).
Correct all inconsistencies on the Landscape Plan, including the number of plants
required and provided, the areas dedicated to landscaping, and all landscaping
calculations.
Appropriately label all materials on the architectural elevations to be consistent with
the submitted color board.
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.
ATTACHMENTS:
1) Site Plan
2) Landscape Plan
3) Irrigation Plan
4) Building Elevations (4 sheets)
Page 5 of 5
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