CC approval on 10/10/2006
AGENDA REQUEST FORM
THE-CITY OF
DEPT:
Planning
October 10,2006
COPPELL
, . ,
DATE:
ITEM #: 1 2
D WORK SESSION
D CONSENT
o REGULAR
ITEM TYPE: PRESENTATION
ITEM CAPTION:
Consider approval of the Coppell Town Center Plaza, Site Plan, to allow the development of plaza area to include an
amphitheater, 65-foot tall tower element, water feature, shade pavilion, walkways, seating areas and landscaping on
approximately 6 acres of property located south of Coppell Town Center and east of the Justice Center
GOAL(S):
B
-
IIII
EXECUTIVE SUMMARY:
The following P&Z conditions remain outstanding:
1. Meet paving and drainage design criteria of Engineering.
2. Provide additional information regarding water feature-depth, fountain, dimension, etc., if known.
3. Contact Larry Redick at (972) 323-8917 to discuss electric service requirements.
FINANCIAL COMMENTS:
Decision of the P&Z Commission at the September 21 st meeting:
APPROV AL with Commissioners McCaffrey, Haas, Kittrell and Reese
voting in favor. Commissioners Borchgardt. Hall and Foreman voting in
opposition.
ACTION TAKEN BY COUNCIL:
APPROVED BY
Crry COUNCIL
ON ABOVE DATE
Motion to Approve wI conditions 1, 2 & 3 above
RECOMMENDED ACTION:
Staff recommends approval, subject to the conditions listed above.
M - Peters
S - Tunnell
Vote - 6-1
Franklin voted against
. Libby Ball
~ i 2006.10.16
.' 11:24:55
-05'00'
@3Coppell TC, Site Plan, l-AR
CITY OF COPPELL
PLANNING DEPARTMENT
ST AFF REPORT
Case: COlWell Town Center Plaza" Site Plan
P&Z HEARING DATE:
c.c. HEARING DATE:
STAFF REP.:
LOCATION:
SIZE OF AREA:
CURRENT ZONING:
REQUEST:
APPLICANT:
HISTORY:
September 21 , 2006
October 10, 2006
Gary L. Sieb, Director of Planning
South of Coppell Town Center building and east of the Justice
Center
6 acres
TC, Town Center
Site Plan approval for the development of a public plaza to include
an amphitheater, 65 foot tall tower element, water feature, shade
pavilion, walkways, and landscaping
Owner:
City ofCoppell
Brad Reid
816 South Coppell Rd.
Coppell, Texas 75019
(972) 462-5100
Fax: (972) 462-5149
Engineer:
Halff and Assoc.
Francois deKock
8616 Northwest Plaza Dr.
Dallas, Texas 75225
(214) 346-6200
Fax: (214) 739-0096
There has been no recent history on the subject tract, although
several months ago, Council authorized the expansion of both Fire
Station #3 and the Justice Center. Construction is currently
underway on both of these projects.
ITEM # 8
Page 1 of 3
TRANSPORTATION:
Parkway Boulevard is a C4D, 4 lane, concrete, divided
thoroughfare contained within a minimum 70 foot right of way.
Town Center Boulevard is a local concrete street contained within
a variable width right of way.
SURROUNDING LAND USE & ZONING:
North -Town Center building; TC, Town Center
South -YMCA building; TC, Town Center
East - Town Center Elementary School; TC, Town Center
West - Coppell Justice Center; TC, Town Center
COMPREHENSIVE PLAN: The Coppell Comprehensive Plan shows the property as suitable
for park and public institutional uses.
DISCUSSION:
If approved, this request would complete the development plan for the
area around Town Center. Composed of approximately 6 acres, this
proposal includes an amphitheater, a variety of walking paths, a
contemplative garden, a shade pavilion, a 65- foot tall tower structure, 10-
foot tall entrance gateways, and abundant landscaping. When completed it
is anticipated that this development will provide an important location for
community activities.
This is a creative request that generated positive response from Council
when they were introduced to an earlier version of this same proposal. In
addition to respecting existing adjacent development, this plan establishes
a variety of design concepts in hopes of drawing citizens to the area.
Extensive landscaping, numerous trails, a water element, ten foot high
defined entryways with unique structural features, a 65-foot tall identity
tower, and a unique lighting plan all add to the goal of creating a common
and unique location for a variety of community events. The Plaza is
visualized as being the anchoring element in tying together all the Town
Center buildings. It creates a pleasant portal when walking between Town
Center, the Justice Center and the YMCA. It utilizes regional building
materials and plant species in its development. It is a cohesive project in
that natural stone materials, well-proportioned elements, and design
continuity is present throughout the project. It takes advantage of the rear
of Town Center (actually, initially envisioned to be the front of the
structure) and creates an exciting second front door to the building. The
65 foot tall tower is the anchor to the plan and an "out of the box" design.
Composed of both hard surface (limestone, steel, concrete) and soft
textured (the fabric membrane) materials, there is no question that it will
generate substantial conversation regarding its form, and become a
landmark in its own right. Landscaping materials are varied and drought
resistant, and are all listed in our plant palette.
ITEM # 8
Page 2 of 3
In sum, the Plaza has the potential to create a symbolic and unifying
destination for a variety of community related activities by drawing a
number of independent elements into one cohesive whole. It encourages
the congregation of people, completes the Town Center development, and
creates an exciting open space area for a variety of activities.
All in all, staff supports this proposal but needs additional information to comply
with our development requirements. They are listed as conditions for approval
below.
RECOMMENDA TION TO THE PLANNING AND ZONING COMMISSION:
Staff recommends APPROVAL of this request, subject to the following
conditions:
1. Meet paving and drainage design criteria of Engineering.
2. Provide color board of proposed structural development.
3. Submit landscape plan to include plant materials, sizes,
quantities, etc. as specified in Section 12-34 of the Zoning
Ordinance.
4. It appears overstory plant materials are planted too closely
together-please justify.
5. Provide additional information regarding water feature----depth,
fountain, dimension, etc., if known.
6. Contact Larry Redick at (972) 323-8917 to discuss electric
service requirements.
ALTERNATIVES:
I) 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.
A TT ACHMENTS:
1) Submittal package of 13 sheets (perspective, elevations, site plan, floor plans,
landscape plan, computer-generated perspective drawings, etc.).
2) Departmental comments attached (Engineering)
ITEM # 8
Page 3 of 3
iii HaIff Associates
8616 Northwest Plaza Drive
Dallas, Texas 75225-4292
(214) 346-6200
Fax (214)739-0095
MEMORANDUM
TO:
Gary Sieb / Planning Dept
City of Coppell
255 Parkway Blvd
Coppell, TX 75019
DATE: September 27,2006
AVO: 22831
FROM:
Francois de Kock
Email: fdekock@halff.com
PROJECT: Cappel I Town Center
SUBJECT:
Planning and Zoning Comments
Gary,
Below is a copy of the comments supplied by P&Z at the last meeting with our responses to those comments.
Comments:
1. Incorporate some traditional detailing into the designs of the tower and entry features.
a. See attachment for response.
2. Meet paving and drainage design criteria of Engineering.
a. This is an ongoing process in which we are currently engaged with City staff.
3. Submit landscape plan to include plant materials, sizes, quantities, etc_ as specified in Section 12-34 of
the Zoning Ordinance.
a. See attached.
4, It appears overstory plant materials are planted too closely together - please justify.
a. Spacing has been addressed. See attached.
5. Provide additional information regarding water feature - depth, fountain, dimension, etc. if known.
a. Currently under design. A final design has not been decided.
6. Contact Larry Redick at (972) 323-8917 to discuss electrical service requirements.
a. Contact has been made, and we are currently coordinating with Larry and his staff.
RECEIVED
SEP 2 7 2006
PLANNING DEPARTMENT
1:\22000s\22831\Admin\P&Z 30% Comment Response.doc
1 of 1
Coppell Town Center Plaza
Site Plan - Monument Form and Materials Selection
September 27,2006
Response to the suggestion of the Coppell Planning and Zoning Commission on September 21,
2006 to incorporate some traditional detailing into the designs of the tower and entry features.
As the design team designed the monument, the following issues were considered:
Why is the monument as tall as 65-feet?
Kevin Lynch, prominent site design authority and author, believes that in order to properly define
outdoor spaces, the height of their surrounding buildings and structures ought to be
approximately one-half or one-third as high as the width of the outdoor space. For the Town
Center's amphitheater area, the Town Hall and the tower - at its 65-foot height - are slightly
smaller than what the average of this design principle would require. Nevertheless, we believe
in this principle, and the monument's height complements the Town Hall and seems to be
appropriate to its purpose in defining the south limit of the amphitheater.
Was there a locally-available natural material which was suited for use on the monument?
a. Much of the natural material used in public buildings and monuments is imported to North
Texas. These materials, stone particularly, come from the Austin area, from out-of-state, and
from Leuders which is located near Abilene.
b. Austin Stone, Texas Cream Limestone and Texas Shellstone are used in North Texas and
may be found in some prominent buildings.
c. Cast stone is often fabricated locally to imitate Texas Cream Limestone and Indiana
Limestone.
d. Leuders stone presents a variety of colors when it is cleft naturally, but when it is machined to
uniform face finishes, each piece tends to lose its individuality and the pieces are found to be
more uniform.
e. Granite was not considered, as there is nothing similar to granite which is found in the Town
Center.
What sorts of materials could be used which were like those used in surroundinq buildinqs?
a. Brick is a similar material used throughout the Town Center.
b. A smooth-finished material like Portland cement plaster, precast concrete, cast stone are
materials like those used for trim and accents at various buildings found around the Town
Center.
c. Metal panels appear to be used at the YMCA.
Was there an available material which would be appropriate in scale to the heiqht of the
monument?
a. The monument has been designed to incorporate five (or six) divisions in its face, to
represent the five decades of Coppell's past, and the future. These five divisions, which
descend in height as the tower ascends, help to reduce its scale. We believe that these five
divisions ought to be made up of masonry materials of larger-than-brick-masonry scale, so that
its monumental character would be maintained.
b. The appropriate material for this seemed to be the Leuders stone, which could be fabricated
in people-scaled sizes of about 3-feet width by 4-feet height.
c. To suggest the differential between the past and the future, the five major lower divisions of
the tower are clad in cleft Leuders "roughback" while the top course of the monument is clad in
smooth-faced Leuders stone.
Coppell Town Center Plaza - Site Plan
Page 1
Coppell Town Center Plaza
Site Plan - Monument Form and Materials Selection
September 27,2006
Summarize the form and selection of materials found in the monument:
a. The monument is not intended to mimic the buildings which comprise the Town Center,
however, neither do we intend for it to be alien to the place. Its purpose is to provide a focus for
the various events which might occur at the Town Center. Activities which might occur near the
monument include school classrooms which might visit the shaded area at its base; concert
attendees who might consider it an appropriate meeting place; and casual park users will enjoy
its unique qualities. Visitors to the south end of the Town Center will be drawn to the
amphitheater area as it captures their attention.
b_ The monument respects its context through its placement on-axis with the Town Hall. At the
base of the monument a shaded outdoor room is created by use of a durable fabric shading
system, as a compliment to the other natural outdoor rooms which are found throughout the
park. The monument does use materials similar to those found in the surrounding buildings - its
concrete shaft relates to the Town Hall's columns in color and proportion, it's smooth Leuders
stone top cap is similar to the cast stone and the light-colored panels used in various buildings
around the site, and it's incorporation into the amphitheater, which itself makes use of some of
these same materials, will encourage its feeling of integration into the Town Center.
c. The monument asserts its unique character as well, through it's vertical emphasis, through
the introduction of the durable fabric shading system and it's support elements, and through its
use of stone panel cladding whose jointing pattern departs from the 2 1/2-inch high x 8-inch
wide module found in brick masonry and introduces a module which will attract people to
investigate, since it is scaled to their own size.
d. The monument embodies similarities to what Town Center users might expect to find there,
and it exerts its own character in the park space. We believe that these are characteristics
which will draw people into the park and cause them to appreciate the enhancements which
integrate each of the park's features into the whole composition of the Town Center.
t..
Coppell Town Center Plaza - Site Plan
Page 2
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THE
C I -r 'r
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CITY OF COPPELL
DRG REPORT
- ----------- -
COPPELL
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Proiect ID
SP A06-C04S
Project Name
Cappel I Town Center P,aza
Address '33 E Pa'kway B'vd
PrOlect Type Site Plan Apprcv3
Application Date 8/23/2006
Case ManaQer Gar; Sleb
Project Description to a'low the developrrent of ~;Iaza area 10 Include an amphilr,eater, GSfool tall (ower element, water feature, shade
pavilion walkways seating areas and landscaping
of
Agency
8'Jlldlng Inspection
ElectriC and Gas
Engineering
Reviewed By
Greg Jones
Jeff Curry
Ken Griffin
Review Date
Comments
8/29/2006
9/1/2006
8/31/2006
1. No comments on Plaza site plan
No Comments Received
1. We will work with the Design Engineer on detailed
drainage and grading design during the permitting
phase of this project.