PD196-AG020514T H · · C I T Y · o F
C-OPP-ELL RmU Sr FOR
CITY COUNCIL MEETING: May 14, 2002 ITEM # 18
ITEM CAPTION:
PUBLIC HEARING:
Consider approval of Case No. PD-196, Valley Ranch Baptist Church, zoning change request from LI (Light
Industrial) to PD-196-LI (Planned Development-196-Light Industrial) to allow an approximate 43,000
square-foot building addition and the expansion of the parking lot to include 392 additional spaces on
approximately 7.5 acres of property located at 1501 Belt Line Road, east of MacArthur Blvd.
APPROVED BY IMotionto close Public
IHearing and Approve
CITY COUNCIL Iw/oondaion ~ & 2 below
SUBMITTED BY:
TITLE:
GaryL.SiebON ABOVE DATE '~[u Yor~
Director of Planning and Community Services - IS -' Peters
STAFF COMMENTS: [[Vote - 6-0
Date of P&Z Meeting: April 18, 2002
Decision of P&Z Commission: Approved (6-0) with Commissioners McCaffrey, Clark, Kittrell, Halsey,
Dragon and Stewart voting in favor. None opposed.
Approval is recommended, subject to the following conditions:
1) Indicate the requested Planned Development variances on the Site Plan sheet.
2) Correct all inconsistencies on the Site Plan sheet.
'2\
4)
(CO~ITION MET)
Staff recommends approval.
DIR. INITIALS: ?~7
Agenda Request Form - Revised 5/00
FIN. REVIEW:
CITY MANAGER REVIEW:
~ 4PD196 VR Baptist Chun:hi-Agenda Request
CASE:
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
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/Dmke
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 1 of 5
On January 11, 1994, City Council approved a Preliminary Plat for
the subject site. Soon thereat~er, on February 8, 1994, City
Council approved the Final Plat for the development of Phase I,
Item # 8
allowing a 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 fight-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:
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 perm_anent
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
Page 2 of 5
Item # 8
building wall. In order to 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 staffs concerns regarding the
percentage of non-masonry material, the applicant has reduced the band of
split-face CMU around the proposed addition from the original submittal.
However, the CMU then becomes more prominent on the front fa9ade 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 fagade fully into
compliance or extremely close. Because this is a PD, the 80% rule 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 draining 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' minimum 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 purpoges, 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 oversto~ 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 fi.om 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 concerned with the percentage of non-masonry materials
on the front fagade, 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 facade,
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.
Comply with Section 34-8 (Landscape Regulations) of the Zoning Ordinance,
specifically addressing 34-8 (C), 34-8 (C.3), and 34-8 (}5.3).
Page 4 of 5
Item # 8
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.
Redefine building materials to more closely comply with the 80% masonry standard.
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
Item # 8