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Grapevine Springs CC-CS070920 CITY OF COPPEll PLANNING DEPARTMENT ST AFF REPORT Case No. PD-l OaRl O-H, Grapevine Sprinas Community Center, Lot 1, Block A P&Z HEARING DATE: C.C. HEARING DATE: September 20, 2007 October 9, 2007 STAFF REP: Gary l. Sieb, Director of Planning LOCATION: located south of Bethel Road and west of Park Road SIZE OF AREA: 22.3714 acres of property CURRENT ZONING: PD-108-RH-H (Planned Development -1 08-Historic) REQUEST: Zoning change request to PD-1 08-R 1 O-H (Planned Development 1 08-Revised 1 O-Historic) to allow the construction of a 13,560- square-foot Community Center building. APPLICANT: Owner: City of Coppell Brad Reid, Parks Dir. 816 S. Coppell Road Coppel!, TX. 75019 (972) 462-5100 Fax: (972) 462-5149 Architect: Pro-Forma Arch., Inc. Jeff Bulla 17000 N. Dallas Pkwy. Suite 11 5 Dallas, TX. 75248 (972) 713-7100 Fax: (972) 713-7070 HISTORY: Overall, this property has had a long history of development proposals. Prior to 1973 the majority of land between Denton Tap and Coppell Roads, north of the Cotton belt Railroad (now DART right of way) and south of Bethel Road, was zoned SF-7 and SF-1 O. In March of 1973 approximately 100 acres was zoned for Commercial and Planned Development for a Family ITEM # 4 PAGE 1 of 6 Entertainment Center. similar to Sandy Lake Park, at the request of the owner shown to be Coppell Historical Corporation. That proposal was never constructed. In January of 1991 115 acres including the 100 acres just mentioned was reclassified to Planned Development-Light Industrial at the request of Centre Development Co., representing the Baptist Foundation of Texas, as owner. That plan showed commercial, office and light industrial uses surrounding park land and an extension branch of Texas A&M University. That plan never materialized, and in January of 1997, the Baptist Foundation sold 21 acres of this property for residential development-Summit at the springs-a 55 lot single family subdivision. In August of 1998, Council approved a 10 acre, 23 lot residential subdivision on part of the remaining Baptist Foundation property known as The Reserve. In June of 1999, City Council denied a zoning request for 102 single-family residential lots on 37 acres on the western portion of the remaining Foundation property adjacent to Coppell Road. Some time later, the city purchased the land for future city uses, including park, open space and public facility possibilities. At about that same time, First Baptist Church of Coppell purchased 20 acres of Baptist Foundation property at the corner of Denton Tap and Bethel Roads. That property has since been sold to Toll Brothers for a 53 lot residential subdivision. In December of 2000 Council approved a plan for the Coppell Service Center on 7.5 acres, which has subsequently been constructed, and in June of 2005 approved a two phase medical complex on 3.2 acres of property along Bethel Road. Phase one of the medical complex has been constructed and occupied. The city is currently in process of selling approximately 11 acres for mixed use along Coppell Road, including a conference center, retail/office/boutique hotel use and a pet care facility. The most recent proposal-the one being considered tonight--is for a 13,500 square foot facility to be known as the Grapevine Springs Community Center. TRANSPORT A liON: Bethel Road is a two-lane unimproved asphalt street contained within a variable width right of way. Construction of a concrete road is scheduled to begin late third quarter, 2008. SURROUNDING LAND USE & ZONING: North- Old Coppell Estates residential subdivision; "SF-9", (Single Family 9) South- Grapevine Springs Park; "PD-108-H", (Planned Development- Historic) ITEM #4 PAGE2of6 COMPREHENSIVE PLAN: DISCUSSION: East- park, single family residences; "H" (Historic) and "PDF-SF-9" (Planned Development, Single Family 9) West- park land; "PD-108H", (Planned Development 108-Historic) The Coppell Comprehensive Plan, as amended, and the Old Coppell Master Plan show this property as suitable for a Community Center use. The proposed zoning change will allow development of Grapevine Springs Community Center, a public use structure sorely needed. It will replace the outmoded Coppell Senior Center, and is envisioned to contain a variety of activities. To properly evaluate this requested use, a number of variables were considered by staff. They are elaborated on below. MASTER PLAN When the Coppell Comprehensive Plan was adopted in 1996, this property was envisioned to become a portion of a Historic District described in the Plan to include areas on both sides of Bethel Road and extending north and south along Coppell Road. When the Old Coppell Master Plan was completed in May of 2002, a much more detailed concept evolved from the initial Plan. This Old Coppell Plan was arrived at after careful study of the original Comprehensive Plan, field observation of possible sites, brain storming, charrette workshops, and extensive conversations and public input regarding the Center. The Old Coppell Master Plan which evolved from these activities resulted in a number of uses proposed for the area including residential, commercial, retail, and public use including a community and senior center. As mentioned above, the Old Coppell Plan was completed in May of 2002 and subsequent to that time, the plan has changed somewhat-Concept Plans are just that-concepts. However, the basic objective of the Plan to propose a community center located next to Grapevine Springs Park and south of Bethel Road is retained by this application. We are looking at a community center that has moved to the east, but still retains the spirit of the original Plan. We support its location. SITE PLAN The Site Plan proposed for the Center is excellent. Access is from Bethel Road immediately south and aligned with the existing Hearthstone Lane. A meandering drive takes one to the Center and its alignment has been carefully located to save as many trees as possible. In addition, attention has been devoted to placing the parking lots in small increments avoiding the "sea of parking" which sometimes results with public buildings. The structure itself has been placed at one of the most desirable ITEM #4 PAGE 3 of 6 locations on the site overlooking Grapevine Springs Park with spectacular views. The plan calls for reconstructing many of the retaining walls, flumes, and fire pits in the Park, and several walls are extended onto the site of the Center, incorporating what's existing into the development plan. Finally, the existing trail system is proposed to link up with the pedestrian circulation system at the Center, further enhancing the connection between the two. The only issue staff has with the Site Plan relates to site lighting. The Old Coppell Design Guidelines states that lighting fixtures should be uniform throughout the district. It is difficult to determine whether the light standards shown conform, but the fixtures shown on the Site Plan, and conversations with the architect suggest they do not. All other developments in the Historic District conform, and this proposal should also. Overall, a better location for this facility would be hard to find, and with minor changes, we support the Site Plan proposed. LANDSCAPING Several plant materials have been introduced into the plan in an attempt to compliment the existing site landscaping. Many trees are being saved and the added plant material compliment and duplicate on-site species. Pedestrian trails being proposed are composed of crushed granite, complimenting the existing trail system. In reviewing the landscape plan, the applicant has stated that 91 % of the site is being devoted to landscaping. There were three proposed plant materials not on the Plant Palette, but the applicant has justified their use os groundcover, grass, and accent plants. Overall, the landscape plan complies with our guidelines, and we support it. SIGN AGE The Old Coppell Moster Plan discourages any type of monument signage, opting instead for attached signs on buildings. This provision was proposed in anticipation of buildings being placed close to the road where attached signs would identify the users and room for monument signage was non-existent. Two somewhat oversized monument signs are proposed for this site. The main entry sign is shown to be roughly 10 feet long and 3.5 feet high, adjacent to Bethel Road and size-wise, complies. However, there are two columns on each side of the monument approximately 3 feet by 4 feet. so os a practical matter, the entry sign appears to be roughly 20 feet long and 4 feet high. The secondary monument sign is located at the entry to the parking lot (approximately 600 feet from the main entry sign), and is slightly smaller at 3.5 feet tall and 15 feet wide when looking at the overall sign appearance. Both signs are constructed of native ITEM #4 PAGE 4 of 6 stone with cast stone caps. No indication was found on the plans whether these signs are to be lighted or not, but if lighted, exterior lighting would be required. As a general rule, we would be opposed to two monument signs for this type project. However. since the overall land area is composed of over 22 acres, the observation that attached signage doe not lend itself well to this building. the fact that these signs are separated by considerable distance, and the feeling that two signs will not be intrusive on a parcel of this size, we support their inclusion on the site. ARCHITECTURE The most troubling aspect of this project is the design of the building itself. Landscaping is fine, the site plan is outstanding and the monument signs warrant approval. The building takes considerable license with the Old Coppefl Design Guidelines, however. For example, gabled buildings are encouraged in Old Coppell-this building has a shed roof. The Guidelines recommend small. multi-pained windows with exposed mullions. This building possesses vast areas of sheet glass extending from grade to ceiling line. There is a variety of building materials proposed here including stucco, laminated beams, stone, glass, aluminum, metal tube columns, and copper cladding. It's almost as if the building was searching for an identity and can not decide what it wants to be. Entry doors are encouraged to be traditional in design within the district, but these show to be large glass panels. The building does not seem to identify with any of the newly constructed buildings in Old Coppell that were constructed under the guidelines. Some of the building materials are appropriate-stone and wood-but several are not. The steel tube columns, the stucco, the design of the wood supporting beams, and the copper cladding all raise questions regarding the design of this structure. It is somewhat reminiscent of 0 '50's rest stop along the then new interstate system. Not to be totally negative regarding this building, it does have some redeeming value. The large glass areas are justified along the back of the building overlooking Grapevine Springs Park. The stone and wood building material makes sense--there is just not enough of it here. By adding gabled roof forms the building elevations would change and the overall appearance of the building would be more in conformance with the Guidelines. Removing the stucco and replacing it with stone would be another good move. Although the architect has offered arguments defending the flat lock seam copper panels, it still seems to be a very expensive material that is difficult to justify in the Historic District. Granted, the building is set back from the street in 0 grove of trees minimizing the effect it will have on ITEM #4 PAGE5of6 adjacent development. However, we can not ignore the fact that several design guidelines have been ignored. Short of redesigning the building, it is difficult for planning staff to accept this structure as reflective of the Old Coppell Design Guidelines. In the past we have had several initial submittals redesigned including the Kohlberg project, the Old Town Medical Center, the Hard Eight restaurant, and Old Coppell Townhouses, to name a few. Redesign should be warranted in this case. RECOMMENDATION TO THE PLANNING & ZONING COMMISSION: Staff is recommending taking this case UNDER ADVISEMENT until the following conditions have been met: 1) Redesign of the structure to be more in compliance with the Old Coppell Design Guidelines, including lighting 2) Acceptance of the plant materials not listed on the Plant Palette, but shown on the landscape plan 3) Recognizing and approving the two monument signs, as shown on the Site Plan ALTERNATIVES: 1) Recommend approval of the request 2) Recommend disapproval of the request 3) Recommend modification of the request 4) Recommend holding under advisement for additional information ATTACHMENTS: 1) Site Plan 2) Hardscape and Landscape Plan (Sheets CS 1,2,3) 3) Building Elevations (Sheets A3.1 ,2) 4) Color Board ITEM #4 PAGE6of6