Coppell Bible-CS020815CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE: Coppell Bible Fellowship, Site Plan
P & Z HEARING DATE:
C.C. HEARING DATE:
STAFF REP.:
LOCATION:
SIZE OF AREA:
CURRENT ZONING
REQUEST:
APPLICANT:
August 1 S, 2002
September 10, 2002
Marcie Diamond, Assistant Planning Director
Southeast corner of Sandy Lake and State Roads.
Approximately 8.2 acres
R (Retail)
Site Plan approval for an 18,680 square foot church, with future
expansion phases of approximately 52,750 square feet.
Owner:
Mr. David Patterson
Coppell Bible Fellowship
P.O. Box 2352
Coppell, Texas 75019
972-462-1902
972-462-1502
Architect:
Mr. Bill Ward
TGS Architects
5323 Spring Valley Rd, Suite 200
Dallas, Texas 75254
972-788-1945
972-788-2309
HISTORY: In 1995, a request to rezone the subject property from Light
Industrial to SF-9, to allow for the constriction of 22 homes, was
recommended for denial by the Planning and Zoning Commission.
This request was not appealed to the Council.
In February 2000, Council denied a request fora 90-unit hoteUmotel
retirement facility on the subject tract of property. Concerns
Item # 9
Page 1 of 4
included the incompatibility with the Comprehensive Master Plan
and a residential use under the flight paths for D/FW Airport.
In July 2000, Council approved several rezonings, as initiated by the
Planning and Zoning Commission, to reduce the incompatibilities
between the Master Plan and Zoning Map, considering the existing
and proposed development patterns in the City. As part of that
effort, the subject tract was rezoned from Light Industrial to Retail.
TRANSPORTATION: Sandy Lake Road is a C4D/6, proposed to be a four-lane divided
roadway contained within a 110-foot R.O.W. It is currently atwo-
lane asphalt street. State Road is a C4D/6 and is indicated on the
Thoroughfare Plan as the future alignment of the extension of
Freeport Parkway.
SURROUNDING LAND USE & ZONING:
North- vacant; LI (Light Industrial)
South -built-out single family (Oakbend Addition) PD-SF-9
East -built-out single family (Oakbend Addition) PD-SF-9
West -vacant; LI (Light Industrial)
COMPREHENSIVE PLAN: The Comprehensive Plan shows the property as suitable for
mixed uses.
DISCUSSION: Coppell Bible Fellowship is requesting site plan approval to allow for the
construction of the initial phase of their church facility. The first building
is proposed to be a two-story, 18,680 square-foot building, containing a
405-seat auditorium/sanctuary, classrooms and offices. This building is
proposed to be expanded with aone-story, 5,550 square-foot addition.
The site plan also indicates future phases, including a 975-seat sanctuary
and atwo-story, 22,400 square-foot classroom building, including almost
71,500-square feet of development on this eight acre tract of property.
Approximately one acre of this eight-acre parcel is heavily wooded with
approximately 60 mature oak trees and will remain undeveloped. Most of
these trees will be preserved to serve as an amenity for this church. Several
of the trees in close proximity to Sandy Lake and State Roads will be used
to partially fulfill the requirements of the perimeter landscape
requirements. However, prior to any construction on this site, the applicant
needs to meet with the City's Landscape Manager to assure that the trees
to be preserved will be properly protected and a Tree Removal Permit be
obtained.
Item # 9
Page 2 of 4
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. First, pazking is required to be provided at a ratio of one
space per three seats in the proposed 405-seat sanctuary. The data table
indicates 135 parking spaces are required and provided; however, only 134
are shown on the site plan as part of the first phase of development.
Second, the proposed six-foot screening wall along the south and east
property lines, as shown on the Landscape Plan, needs to be indicated on
the Site Plan. Third, there is a conflict between the plat and site plan as to
the property owner's name on the west side of State Road, also the labels
of the adjacent property owner names should be relocated from the
R.O.W. to the properties. Finally, the north arrow and scale need to be
added to this site plan sheet.
Staff's main concern with the development of this property for church uses
is access. During the first phase of development, only one driveway is
planned on Sandy Lake Road, which is currently atwo-lane, substandard
road. Sandy Lake Road is scheduled to be improved to a four-lane,
divided thoroughfare in 200b. Once constructed, westbound access to this
property could only be accommodated via a U-turn movement at the State
Road intersection. Given the distance between the median openings
currently planned to serve State Road and Oak Bend Drive, an additional
median opening on Sandy Lake along this property would be in violation
of the Subdivision Ordinance and, therefore, not permitted. Another
concern is that during the construction of Sandy Lake, access to this
property could be tenuous, at best. While not required for fire access,
from a safety and practical standpoint, it is strongly recommended that a
second point of access be provided along State Road during the first phase
of construction.
The landscape plan complies with the provisions of the Landscape
Ordinance. The perimeter landscaping is being provided along the edges
of the entire site with the first phase of development. Twenty feet of
landscaped area is being provided adjacent to the screening walls abutting
the existing single-family developments. Within these areas, a
combination of Live Oaks and Bun Oaks are being installed. Burr Oaks
are also being planned for the Sandy Lake frontage, within a 55-foot
landscape buffer area. Finally, Cedar Elms will be installed along State
Road, within a 15-foot landscape area. The parking lots will contain the
required tree islands and a Nellie R. Stevens hedge will screen the first
phase of the parking lot from the abutting streets. Again, this site will
further be enhanced by the preservation of the existing mature trees on this
site.
The building will be 90% brick with CMU and limestone as architectural
accents. The main entrance will front on Sandy Lake Road. There is a
Item # 9
Page 3 of 4
required tree islands and a Nellie R. Stevens hedge will screen the first
phase of the parking lot from the abutting streets. Again, this site will
further be enhanced by the preservation of the existing mature trees on
this site.
The building will be 90% brick with CMU and limestone as architectural
accents. The main entrance will front on Sandy Lake Road. There is a
note on the site plan that a monument sign is planned for Sandy Lake
Road. The elevations indicate that there will be an attached sign on the
north elevation. However, at this time, these signs have not been
designed. Therefore, both the notations state that the signs will be in
compliance with the sign regulations contained within the Zoning
Ordinance. Finally, a 35-foot tower is also planned in the future as an
architectural feature for this facility.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of the Site Plan for Coppell Bible
Fellowship, subject to:
1) An access point (second point of access) being provided to State
Road to serve the first phase of development.
2) Revise site plan sheet to indicate:
• The location of 135 parking spaces for the first phase of
development.
• Proposed six-foot screening wall along the south and east property
line
• North arrow and scale
• Verify names and correct locations of the labels of the owner's
names of abutting properties.
3) The City's Landscape Manager's approval of the tree protection plan
and tree removal permit prior to any construction on this site.
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) Elevation of Tower
2) Site Plan
3) Landscape Plan
4) Landscape Details
5) Tree Survey
6) Elevations
Item # 9
Page 4 of 4