First Baptist-CS030220CASE: First Baptist Church of Coppell, Lot 1, Block A,
Site Plan Amendment
P Z HEARING DATE: February 20, 2003
C.C. HEARING DATE: March 11, 2003
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
STAFF REP.: Marcie Diamond, Assistant Planning Director
LOCATION: 590 S. Denton Tap Road.
SIZE OF AREA: 5.161 acres of property.
CURRENT ZONING: C, SF -9 and PD- 106 -SF -9 (Commercial, Single Family -9 and
Planned Development -106, Single Family -9)
REQUEST:
APPLICANT:
HISTORY: There is no platting history on the subject property. The existing church facility was
built in the early 70's under the existing Commercial and Single Family -9 District
regulations. The rear 20 feet of the current request area was zoned PD -106, SF -9 in
1988; however, the property was never platted for SF -9 uses. The extension of the
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Site Plan Amendment approval to allow a 30,863 square foot
expansion of an existing church and increase the existing parking by
138 spaces.
Owner: Applicant:
First Baptist Church of Coppell Craig Hoenes
590 S. Denton Tap Road Kimley -Horn and Assoc., Inc.
Coppell, Texas 75019 12700 Park Central Dr., 1800
972 462 -1643 Dallas, Texas 75251
FAX: 972- 304 -0100 972- 770 -1300
FAX: 972 239 -3830
parking area into this residentially -zoned area will not negatively affect the lots
adjacent to the common property line due to the fact that they well exceed the
minimum requirement for lot sizes within PD -106.
TRANSPORTATION: Denton Tap Road is a six -lane divided roadway, within 100' of
right -of -way.
SURROUNDING LAND USE ZONING:
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North- Medical office /retail, Single Family; C (Commercial), SF -9 (Single
Family -9)
South Office, Single Family; C (Commercial), SF -12 (Single Family -12)
East Single Family; PD -106, SF -9 (Planned Development -106, Single
Family -9
West Undeveloped; C (Commercial)
COMPREHENSIVE PLAN: The Comprehensive Plan shows the property as suitable for
mixed use and low density single family
DISCUSSION: As discussed in the HISTORY section, the existing 32,697 square -foot First
Baptist Church facility was constructed in the early 70's. At that time,
platting and site plan approvals were not a requirement prior to
development. The landscape requirements were also significantly less than
they are today. The church now desires to expand their facility, essentially
doubling its size to include a sanctuary, educational facilities and additional
parking. All existing development, including parking, landscaping and fire
lanes, enjoy legal non conforming status; however, all new structures,
parking and landscaping are required to meet current requirements.
BUILDING
The applicant proposes to construct a two -story, 30,863 square foot addition
to the existing 32,697 square foot facility. The new addition will be located
between the existing building and Denton Tap Road. This addition will
house a sanctuary and additional educational space. The building materials
will be a combination of red brick with lighter brick accent colors. The roof
will be a composition shingle. The accent color will harmonize with the
main color tones of the existing structure. A 78'6" tall steeple is proposed
for the west elevation adjacent to Denton Tap Road.
PARKING
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As mentioned, the existing structure and parking was developed prior to the
adoption of the current parking lot landscaping requirements. The existing
parking contains virtually no perimeter landscaping or parking islands and
the surface is a combination of concrete and asphalt. However, all new
parking lot areas are required to meet current regulations.
Parking for church use is calculated at a ratio of one space per three seats in
the main auditorium (sanctuary). With this expansion, 300 parking spaces
will be required, and 309 spaces are being provided on site. Given that this
building expansion will eliminate 51 existing spaces, this property has been
expanded to allow for additional parking along the eastern property line. An
additional 75 feet in width (0.60 of an acre) has been added to this property
and will contain 56 additional spaces. Parking is also being provided
adjacent to the north, south and west sides of the new building addition. All
the required parking is being provided on -site and additional off -site parking
is available to meet the needs at peak times. Approximately 27% of the
parking for this use is being provided off -site on adjacent properties through
shared parking agreements. Pedestrian and/or vehicular access points have
been provided to these off -site parking lots. Specifically, there are 90
parking spaces on the property abutting to the north and 23 spaces on the
property abutting to the south.
LANDSCAPING
As stated, approximately one -half of the site is currently developed and
enjoys non conforming rights to landscaping requirements. However, the
new building and parking areas are required to be developed under current
codes and ordinances. To achieve this, an artificial lot line was established
to calculate non vehicular requirements. A combination of existing and
new trees are being used to fulfill the requirements for trees and other
plantings. The landscape plan actually exceeds the landscaping
requirements for the new portions of this development, except for one
notable omission. Along the east property line, where the parking lot is
being expanded, the applicant is requesting a waiver of the landscaping
and screening requirements.
Sec. 12 -33 -1. Location of required screening of the Zoning Ordinance
requires the following:
"Where the side, rear, or service side of an apartment, or the side,
rear, or service side of a non residential use is adjacent to a single
family or two family residential district, a screening wall not less
than six" feet in height shall be erected separating the use from the
adjacent residential district. In addition, a perimeter landscape area
at least ten feet wide shall adjoin the screening wall. The perimeter
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landscape area shall contain trees spaced no less than 40 feet
apart...A11 screening walls shall conform to 12- 33 -1.8"
The applicant is requesting a waiver of this screening requirement, per a
provision in this same section which states: "The City Council may waive
or modify, in exceptional cases the requirements of this section" As
currently proposed, there would be a 10 -foot landscape strip with four new
Cedar Elm trees and three existing trees along this 350 -foot long property
line These seven trees will not provide the visual buffer between the
residential and non residential uses as envisioned in the Zoning Ordinance.
In the past, a waiver or modification of this requirement has been, on rare
occasions, supported by staff and Council when the "exceptional"
circumstances involved significant topography changes, heavily wooded
flood plain or existing walls which would provide a relief between these
two dissimilar uses. However, in this situation, the ground is relatively
level, and there are no existing features that would separate the new
parking from the existing residential uses. Even though there is currently
only one lot that would be directly affected by this waiver, this property
has been rezoned to allow for the redevelopment of this property. Once
redeveloped, three lots could be adjacent to this common property line
with an additional 13 lots that could be impacted by the lack of screening
along this common property line. However, an alternative to a six -foot
solid, masonry- screening wall may be appropriate in this particular
situation. Therefore, staff recommends a densely planted landscape buffer
as an alternative. It is suggested that trees with evergreen characteristics
be planted within the proposed 10 -foot landscaped area and this screening
be further augmented with a three -foot hedge row to effectively screen the
car headlights from the residentially -zoned property.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff recommends APPROVAL of a site plan amendment for the First Baptist Church of
Coppell, subject to the following condition:
1) City Council giving consideration to providing densely planted
evergreen within the proposed 10 -foot landscaped area along the
east, north and south property lines adjacent to the expanded parking
lot in lieu of a solid masonry screening wall. This screening should
be further augmented with a three -foot hedge row to effectively
screen the car headlights from the residentially -zoned property.
ALTERNATIVES:
1) Recommend approval of the request.
2) Recommend disapproval of the request
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ATTACHIVIENTS:
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3) Recommend modification of the request
4) Take under advisement for reconsideration at a later date.
1) Site Plan
2) Landscape Plan
3) Tree Survey
4) Elevations
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P Z HEARING DATE: February 20, 2003
C.C. HEARING DATE: March 11, 2003
STAFF REP.:
LOCATION:
SIZE OF AREA:
CURRENT ZONING:
REQUEST:
APPLICANT:
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CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE: First Baptist Church of Coppell, Lot 1, Block A,
Minor Plat
Marcie Diamond, Assistant Planning Director
590 S. Denton Tap Road.
5.161 acres of property.
C, SF -9 and PD- 106 -SF -9 (Commercial, Single Family -9 and
Planned Development -106, Single Family -9)
Minor Plat approval to create a legal building site to allow the
expansion of an existing church and increase the existing parking by
138 spaces.
Owner:
First Baptist Church of Coppell
590 S. Denton Tap Road
Coppell, Texas 75019
972 462 -1643
FAX: 972- 304 -0100
HISTORY: There is no platting history on the subject property.
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Applicant:
Craig Hoenes
Kimley -Hom and Assoc., Inc.
12700 Park Central Dr., #1800
Dallas, Texas 75251
972 770 -1300
FAX: 972- 239 -3830
TRANSPORTATION: Denton Tap Road is a six -lane divided roadway, within 100' of
right -of -way.
SURROUNDING LAND USE ZONING:
North- Medical office /retail, Single Family; C (Commercial), SF -9 (Single
Family -9)
South Office, Single Family; C (Commercial), SF -12 (Single Family -12)
East Single Family; PD 106 SF -9 (Planned Development 106, Single
Family -9
West Undeveloped; C (Commercial)
DISCUSSION: The subject property has never been platted; therefore, the purpose of this
plat is to establish a 5.161 -acre building site, as well as to establish a fire
lane and required easements. The fire lane will have two access points
from Denton Tap Road and will encircle the parking area and the building.
The width of this fire lane is variable to accommodate the existing
conditions of the site.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
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Minor corrections are required to this plat. First, the 10 -foot easement
parallel to Denton Tap Road needs to be a sidewalk and utility easement.
Second, the line weights and styles need to be revised to reflect the standard
for plats. Requested revisions include that the property lines are to be noted
with thicker, dash- dot -dot pattern, and zoning lines need to be lighter,
dashed lines.
Finally the name of the plat should be First Baptist Church of Coppell
Addition (adding the word "of').
Staff recommends APPROVAL of the First Baptist Church of Coppell Addition, Minor
Plat, subject to the following conditions:
1) Revision of the 10 -foot easement parallel to Denton Tap to be a sidewalk and
utility easement.
2) Revise the line patterns and weights to differentiate between the property lines
and the zoning lines.
3) Adding the word of to the name of the plat to be First Baptist Church of
Coppell Addition
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ALTERNATIVES:
1) Recommend approval of the request.
2) Recommend disapproval of the request
3) Recommend modification of the request
ATTACHMENTS:
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1) Minor Plat
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