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Historic Coppell-CS050616CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT CASE NO.: PD-108R6-H Historic Coppeli Properties Ltd. P & Z HEARING DATE: C.C. HEARING DATE: June 16, 2005 July 12, 2005 STAFF REP.: Matt Steer, City Planner LOCATION: South side of Bethel Road, approximately 185 feet east of Coppell Road. SIZE OF AREA: 3.3 acres of property CURRENT ZONING: PD-108-H (Planned Development- 108-Historic) REQUEST: PD-108R6-H (PIarmed Development-108 Revision 6-Historic), to attach a Detail Site Plan to allow the development of two medical and office buildings totaling 33,108-square feet. APPLICANT: Applicant: Roger (Skip) Blake, Architect Blake Architects 1202 S. White Chapel Rd., Ste. A Southlake, Texas 76092 Phone: (817) 488-9397 Fax: (817) 251-3205 HISTORY: In 1989, 115 acres were rezoned from PD-Recreation Center to PD-108 (known as the Springs of Coppell) for institutional, office, retail, commercial and light industrial uses. This property was owned by the Baptist Foundation, and their Concept Plan indicated a proposed university site east of Grapevine Creek. To Item # 10 Page 1 of 5 the west of Grapevine Creek was a proposed park. The balance of the PD was envisioned for light industrial/tech uses, with commercial and office buildings proposed along Denton Tap Road. In 1995, this PD was amended to allow for the development of The Summit at the Springs, a 46-1ot SF-9 residential subdivision on approximately 30 acres located roughly 500 feet west of Denton Tap Road, south of Bethel Road. In 1998, this PD was amended to allow for The Reserve, a 23-1ot residential subdivision on 9.7 acres of land located to the west of The Summit at the Springs. In 1998 a request to rezone a 37-acre tract (which now includes the Service Center site) from PD-LI and R to PD-SF-9 for 102 single-familylots (to be known as Westchase) was denied by City Council. This 3%acre tract was subsequently sold to the City of Coppell for future use. Recently, the base zoning of this area was rezoned to H (Historic), which incorporates specific development standards and use regulations. TRANSPORTATION: Bethel Road is two-lane asphalt road contained within a variable width right-of-way. Freese and Nichols has prepared the construction plans, which are now 90% complete, showing variable right-of-way widths and approximately 28' of pavement with angled parking along the north side, adjacent to this request. Construction is scheduled to begin late 2006. SURROUNDING LAND USE & ZONING: North-single-family residential: SF9 South - vacant; H (Historic) & PD-108-H East - vacant; PD-108-H West -single-family residence; H (Historic) COMPREHENSIVE PLAN: The Comprehensive Plan shows the property as suitable for a use allowed in the Historic district (office uses are allowed). DISCUSSION: A Planned Development (PD) revision is necessary due to this property already being included within a larger PD. It is part of the recently approved Historic district that falls under the Design Guidelines of the Zoning Ordinance. The Site Plan package was evaluated under these guidelines and generated more comments than usual. This was expected, as the district regulations were being formulated when this project was being designed. Staff has worked with the applicant for an extended Item # 10 Page 2 of 5 The outstanding technical issues are outlined as conditions within the STAFF RECOMMENDATION section. Site Plan This request is for a two-phased office and medical office development. Phases I & II encompass 16,687-square-foot- and 16,421-square-foot- buildings (including porch areas). The parking area is proposed to be concrete, although asphalt is acceptable in this district. The applicant feels the greater life span of concrete far outweighs the less expensive asphalt construction. The first phase requires 89 parking spaces, calculated at a ratio of 1 space per 175-square-feet of building area; 89 are provided. The parking is shown at the rear of the building, as outlined in the Design Guidelines. There are 90 parking spaces required for the Phase II building, and the applicant is meeting this requirement. One of the PD conditions being requested is to locate Phase II parking in front of the building, which is a variance to the recently approved Historic district development standards. Staff recommends including this as a condition because the parking area will be screened with landscaping. There is a shared drive extending south into the site from Bethel Road. This is located along the mutual property line between Phases I and II. A fire lane extending to Coppell Road is required to be constructed within two years from completion of the Phase I structure. The applicant has an option to purchase the land for Phase II within two years from the issuance of a Certificate of Occupancy for Phase I. Therefore, the delayed construction of the fire lane will allow for this decision to be made. The fire lane will give the EMS a second point of access from a different road. It will also serve as valuable access during the construction of the proposed improvements to Bethel Road. Victorian-style street lamps are proposed for the parking area. These are approximately 14' in height and will match those approved for the Historic district (already installed in the Old Coppell Townhomes development). Landscaping Plan and Tree Preservation The interior landscaping, or parking lot landscaping, is in compliance with the requirements of the Historic district. The applicant is requesting a PD condition allowing for a reduction to the required perimeter landscaping along the south side of Phase II. Staff can support this reduction as the adjacent property is currently owned by the City of Page 3 of 5 Item ti 10 Coppell and is designated as green/open space with a trail system in the Old Coppell Master Plan. There are nine trees being removed within Phase I, totaling 153-caliper inches. Tree mitigation fees of $11,530 are required to be paid at time of removal; however, some of this cost can be reduced if the proposed trees shown on the Landscape Plan are increased in size over the minimum 3-caliper inches. The Tree Survey for Phase II shows 1,007- caliper inches, and the applicant is analyzing ways to preserve some of the trees and also to reduce the cost by increasing the proposed tree sizes. Elevations / Signage The structures exceed the 5,000-square-foot threshold specified in the Historic district that would require a Special Use Permit; however, this variance can be included as a condition within this Planned Development. The proposed building materials are brick, stone and cedar. Brown brick is the primary building material with natural stone used on the gables and at entry points. Cedar is used on the lintels above the windows and as an accent on the dormers and building. The height of the proposed structures is 26.5'and is in compliance with the maximum allowable height of 35'. The first phase is oriented to the street, with entries shown on both the north and south elevations. The north elevation for this phase has several roof line variations and multiple gable ends fronting the street. Although vinyl windows are shown on the black and white elevations, the applicant has agreed to the more traditional bronze aluminum. The windows are vertically oriented with clear panes as outlined in the Design Guidelines. The dormers on the roof break up the expanse. There is brick proposed along the bottom of the buildings to meet the brick foundation requirement. The proposed letters of the sign are to be of bronze material, black in color. The attached sign areas depicted are 12' wide by 2.5' tall. The signs will read "Historic Coppell Properties" and will be located on each end of the structure. The letters are black and will be externally lit with a spotlight shining down on the sign, so as not to spill over into the surrounding properties. No monument sign is permitted. Item iq 10 Page 4 of 5 RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION: Staff recommends APPROVAL of this request, subject to the following conditions: 1) A Tree Removal Permit is required at the time of construction. 2) Label various materials on Elevations. 3) Show proposed sign area with dimensions and total square footage. Sign shall be bronze material, black in color. 4) Show details of proposed on-site sidewalk (color, paver type) as encouraged within the Old Coppell Design Guidelines. 5) All windows shall be bronze aluminum (not vinyl) with clear panes. 6) Enlarge the PD Conditions Note. 7) Include legend on Site Plan. 8) Remove hatching from Site Plan. 9) A registered Landscape Architect is required to seal Landscape Plans. 10) Show trees to be preserved on the Landscape Plan. 11) Recalculate landscape areas. 12) Remove the majority of the random information from the proposed Bethel Road improvements (Leave proposed pavement, proposed sidewalk, existing fire hydrants). 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) Elevations 3) Tree Survey 4) Landscape Plan Item # 10 Page 5 of 5 CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT CASE: Historic Coppell Properties~ Ltd. Addition~ Lots l&~ Block 1, Minor Plat P & Z HEARING DATE: C.C. HEARING DATE: June 16, 2005 July 12, 2005 STAFF REP.: Matt Steer, City Planner LOCATION: South side of Bethel Road, approximately 185 feet east of Coppell Road. SIZE OF AREA: 3.3 acres of property CURRENT ZONING: PD-108-H (Planned Development- 108-Historic) REQUEST: Minor Plat approval to allow the development of an approximate 16,687-square-foot medical and office building on Lot I (Phase I) and development of a 16,421-square-foot medical and office building on Lot 2 (Phase II). Both phases contain approximately 1.6 acres. APPLICANT: Applicant: Roger (Skip) Blake, Architect Blake Architects 1202 S. White Chapel Rd., Ste. A Southlake, Texas 76092 Phone: (817) 488-9397 Fax: (817) 251-3205 HISTORY: In 1989, 115 acres were rezoned from PD-Recreation Center to PD-108 (known as the Springs of Coppell) for institutional, office, retail, commercial and light industrial uses. This property was owned by the Baptist Foundation, and their Page 1 of 3 Item # 11 Concept Plan indicated a proposed university site east of Grapevine Creek. To the west of Grapevine Creek was a proposed park. The balance of the PD was envisioned for light industrial/tech uses, with commercial and office buildings proposed along Denton Tap Road. In 1995, this PD was amended to allow for the development of The Summit at the Springs, a 46-1ot SFo9 residential subdivision on approximately 30 acres located roughly 500 feet west of Denton Tap Road, south of Bethel Road. In 1998, this PD was amended to allow for The Reserve, a 23-1ot residential subdivision on 9.7 acres of land located to the west of The Summit at the Springs. In 1998 a request to rezone a 37-acre tract (which now includes the Service Center site) from PD-LI and R to PD-SF-9 for 102 single-family lots (to be known as Westchase) was denied by City Council. This 37-acre tract was subsequently sold to the City of Coppell for future use. Recently, the base zoning of this area was rezoned to H (Historic), which incorporates specific development standards and use regulations. TRANSPORTATION: Bethel Road is a two-lane asphalt road contained within a variable width right-of~way. Freese and Nichols has prepared the construction plans, which are now 90% complete, showing variable right-of-way widths and approximately 28' of pavement with angled parking along the northwest side, adjacent to this request. Construction is scheduled to begin late 2006. SURROUNDING LAND USE & ZONING: North-single-family residential: SF9 South - vacant; H (Historic) & PD-108-H East - vacant; PD-108-H West -single-family residence; H-Historic COMPREHENSIVE PLAN: The Comprehensive Plan shows the property as suitable for a use allowed in the Historic district (office uses are allowed). DISCUSSION: The purpose of this Minor Plat is to allow for the development of a two lot, 3.3-acre subdivision containing two office and medical office buildings. Both lots are approximately 1.6 acres in size. Fire lane, mutual access and utility easements are shown throughout. There is a proposed fire lane to be extended to Coppell Road within two years of Item # 11 Page 2 of 3 the issuance of a Certificate of Occupancy for Phase I. There is a small portion of right-of-way being dedicated for right-of-way for Bethel Road. RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION: Staff recommends APPROVAL of the Minor Plat, subject to the following conditions being met: 1) Contact Larry Redick at (972) 323-8917 to discuss electric easement requirements. 2) A Tree Removal Permit is required at time of construction. 3) Under Developer Contact Information, rename to "Historic Coppell Properties". 4) Reduce the circle symbol size at the end of each line segment. 5) Show bearings on the south property line with distances. 6) Move floating circle to end of C2 curve. 7) Include all radii not already reflected in curve table. 8) Remove all random lines (Lot 2 and Bethel). 9) Show acreage of right-of-way dedication. 10) Dimension all property line segments. 11) Compliance with Engineering comments (attached). ALTERNATIVES 1) Recommend approval of the request 2) Recommend disapproval of the request 3) Recommend modification of the request ATTACHMENTS: 1) Engineering comments 2) Minor Plat Page 3 of 3 Item # 11 COFPELL ~roiect ID M~-05-00~ 6 Address Bethel Rd CITY OF COPPELL 2nd DRC REPORT Protact Name COl'FELL Bethel Historical Properties Addition, Lots 1, 2 Proiect Tyne Application Date Case Manager Proiect Description Minor Plat 4/22/2005 Matt Steer to allow the development of a 16,677 square foot medical office on Lot I containing 1.615 acres of property and platting Lot 2, containing 1.641 acres for Phase Two Agency Engineering 1 of 1 Comments Preliminary Utility Plan 1. Provide a manhole or clean-out, as appropriate, where the private sanitary sewer meets the public system. 2. Coordinate the future connections to Coppell Road with the easements dedicated on the plat.