CCPH Agenda Request/Staff Report 081407
AGENDA REQUEST FORM
THE.CITY.OF
DEPT:
PLANNING
COPPELL
DATE:
August 14, 2007
ITEM#: 15
o WORK SESSION
D CONSENT
l.f I REGULAR
ITEM TYPE: PUBLIC HEARING
ITEM CAPTION:
Consider approval of Case No. PD-1 OBRB-H, The Village at Old Coppell, zoning change from H (Historic), PD-1 OB-H
(Planned Development-lOB-Historic) and PD-1 OBR5-H (Planned Development-1 OB-Revised-5-Historic) to PD-1 OBRB-H
(Planned Development-1 08-Revised-8-Historic) to attach a concept plan for seven lots on approximately 10.4 acres
and a detail plan for two 21 ,050-square- foot two-story retail/hotel buildings on two 1.15 acre lots, a 25,141-square-foot
two-story event/conference center on a 2.8 acre lot. and a 7,812-square-foot pet bed/breakfast on a 1.04 acre lot.
located along the east side of Coppell Road. approximately 250 feet south of Bethel Road.
GOAL(S):
II
EXECUTIVE SUMMARY:
The following P&Z conditions remain outstanding:
1) Include side elevations for the hotel/retail buildings and correctly label all materials and colors to be used on black and white elevations (garage
door materials).
2) Coordinate with the Fire Department for proper FDC and fire hydrant locations and indicate on the Site Plan.
3) The benches along Coppell Road will need to be coordinated with the Engineering Department for relocation after Coppell Road is improved.
4) Coordinate with the Parks Department for relocation of irrigation taps and meters and proper placement of trees and shrubs abutting the
Service Center property.
5) Combine the Tree Survey with the Landscape Plan and retitle - "Landscape Plan/Tree Survey".
6) All utilities will be evaluated further during Engineering Plan review.
7) Contact the Animal Shelter and Adoption Center for boarding permitting and procedures.
FINANCIAL COMMENTS:
On July 19,2007, the Planning Commission unanimously
recommended approval of this zoning change (6-0), subject to the
above-stated conditions. Commissioners Haas, Kittrell, Borchgardt.
Fox, Reese and Frnka voted in favor, none opposed.
ACTION TAKEN BY COUNCIL:
APPROVED BY
CITY COUNCIL
ON ABOVE DATE
Motion to close Public Hearing & Approve subject to
conditions 1, 2, 3, 4, 5, 6 & 7 above
RECOMMENDED ACTION:
Staff recommends APPROVAL
M - Faught
S - Franklin
Vote - 7-0
.
~
Libby Ball
2007.08.21
10:39:57
-05'00'
lavoAPn-10Rf<>R-H ThA V f"lt nr l-Af<>
CITY OF COPPEll
PLANNING DEPARTMENT
STAFF REPORT
Case No.: PD-l OaRa-H, The Villaae at Old CODDell
P&Z HEARING DATE:
C.C. HEARING DATE:
July 19,2007
August 14, 2007
STAFF REP:
Matt Steer, City Planner
LOCATION:
East side of Cappel! Road, approximately 250 feet south of
Bethel Road
SIZE OF AREA:
10.4 acres of property
CURRENT ZONING:
H (Historic), PD-108-H (Planned Development-1 08-Historic) and PD-
108R5-H (Planned Development-1 08-Revised-5-Historic)
REQUEST:
Zoning change request to PD-108R8-H (Planned Development-
108-Revised-8-Historic) to attach a concept plan for seven lots on
approximately 10.4 acres and a detail plan for two 21,050 sq. ft. 2-
story retail/hotel buildings on two 1.15 acre lots, a 25,141 sq. ft. 2-
story event/conference center on a 2.8 acre lot, and a 7,812 sq. ft
pet bed/breakfast on a 1.04 acre lot.
APPLICANT:
Applicant:
Donna Kolberg
D&D LTD.
2400 Dallas Parkway, Suite 560
Piano, Texas 75093
214.704.0808
Fax: 972.462.0895
Architect:
Roger (Skip) Blake
Blake Architects
1202 S White Chapel Road, Suite A
Southlake, Texas 76092
817.488.9397
Fax: 81 7.251 .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
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
ITEM # 9
PAGElof7
proposed along Denton Tap Road. In 1995, this PD was amended to allow for
the development of The Summit at the Springs, a 46-lot 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-lot residential subdivision on 9.7 acres of land located to the west
of The Summit at the Springs. Recently, on July 10, 2007, a residential
amendment to the PD was approved for 20 acres adjacent to Denton Tap and
east 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-L1 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. On January 11, 2005, the base zoning
of this area was rezoned to H (Historic), which incorporated specific
development standards and use regulations. On July 12, 2005, PD-108R6-H
(Planned Development-108 Revision 6-Historic), was approved to allow the
development of two medical and office buildings totaling 33,1 08-square feet
on the south side of Bethel Road, approximately 185 feet east of Coppell Road.
The first of these two medical office buildings has been constructed and is
currently occupied.
TRANSPORTATION:
Coppell Road is a two-lane unimproved asphalt roadway within a
variable width right-of-way. This will eventually be improved to a
34' two-lane concrete street with angled, on-street parking, 17'
depth on both sides, 6' green space and a 5' sidewalk.
SURROUNDING LAND USE & ZONING:
North - residential; H (Historic)
South - railroad; H (Historic)
East - park/open space; PD-108-H (Planned Development-108-
Historic)
West - vacant; H (Historic)
COMPREHENSIVE PLAN:
The Comprehensive Plan shows the property as suitable for a use
allowed in the Historic District (retail, hotel, convention center and
pet bed & breakfast uses are allowed).
DISCUSSION:
Site Plan:
This is an overall conceptual plan request for the entire seven lot site and a
request for detail plan approval for four sites (Lots 2, 3, 4 & 6). The site design is
compatible with the Historic District Design Guidelines and what is envisioned
for Old Coppell. The majority of the buildings are situated close to Coppell
Road with the parking located in the rear. In contrast, the event center is
ITEM # 9
PAGE2of7
setback off Coppell Road, but this provides for a large landscape area in front
and makes the building the focal point, off the main entry.
The first phase, or Lot 3, is proposed as an event center. The parking for this
25,141 sq. ft. building is based on seating (similar to a church or place of
worship), one parking space per three seats. The applicant is proposing to
have 350 as the typical occupancy figure; therefore, 117 parking spaces would
be required for standard operation. A cross parking agreement between each
of these lots is proposed, which will cover any additional spaces needed for
those special events that may have more than 350 guests. Phase Two,
containing Lots 2 & 4, is proposed for a two-story hotel/retail building on each
lot. The hotels are proposed on the second floor of each structure with the first
floor reserved for retail. Parking required for a hotel is one space per bed.
There are 28 total beds proposed; therefore, 28 total spaces are required and
28 are proposed. The total first floor area for both structures is 20.480 square
feet, and each site depicts the required 51 spaces (1 space per 200 square
feet, the standard retail parking ratio). The third phase, or Lot 6, is proposed to
accommodate a 7,800 square foot pet bed & breakfast. Parking for this use is
similar to a daycare use for children. One space is required per 10 children, or
in this case, animals. Therefore, a maximum animal total of 78 would require 8
spaces, as is being provided. The remaining future, retail/restaurant spaces are
showing parking at 1 per 200 square feet of building area, the standard retail
parking ratio. Each of these "future" sites will require detail plan approval prior
to development. A reevaluation of necessary parking for the overall
development and each individual "future" site's parking needs will be done at
that time.
Landscape Plan:
The current request will grant detail landscape plan approval for the event
center, the pet bed and breakfast and the two hotel/retail buildings. It will
grant an overall conceptual landscape plan approval for the landscape areas,
tree counts, and grants an exception to the 1 0' perimeter landscaping required
for each side of the internal lot lines on the entire site. Minor adjustments to the
Landscape Plan can be made in the future for each of the lots not currently
being requested for detail plan approval. These will be required to obtain
detail site plan approval when their plans are finalized and a detail landscape
plan will need to be included as part of that submittal. There were several
concerns that have already been addressed on the landscape plan in previous
meetings, but there are still some outstanding issues (resolved verbally) not
currently depicted on the Landscape Plan. The first of these is the screening of
the City's Service Center property. This can be done with evergreen screening
(Nellie R stevens, 7-10 gal., 4' to 5' height at time of planting). This will provide
some relief to the noise and other nuisances associated with the service center
use. The applicant has agreed to include a hedge row along this property line
along with the overstory trees already shown. The Landscape Architect will
need to coordinate with the Parks Department for the placement, so as not to
conflict with the existing foliage on the Service Center side. The applicant has
also agreed to change the species of shrubs behind the event center from
Elaeagnus to Nellie R. Stevens, and these need to be labeled as such on the
ITEM # 9
PAGE 3 of 7
Landscape Plan. Each parking row requires a 150 square foot landscape island
and a tree, and where there are double rows, 300 square feet and two trees
are needed. Currently, the square footage is correct but only one tree is
shown. This also needs to be accurately reflected on the Landscape Plan.
Tree Survey:
The tree survey submitted is incomplete and is already partially included within
the Landscape Plan. There are some inconsistencies between the two plans
and the trees documented. After these issues are resolved, the Tree Survey can
be included in the Landscape Plan and it will need to be retitled to
"Landscape Plan/Tree Survey".
Elevations:
The elevations of the two-story event center (48.5' in height, measured to the
peek) are similar to plantation style architecture. The predominant material is a
red brick completely covered with mortar and from a distance will look off-
white with a hint of red. White fluted Corinthian columns are proposed,
although the elevations currently show smooth columns. Each elevation of the
building depicts a balcony with white balusters of the same material as the
columns. These are labeled "Worthington balusters" and "Worthington
columns", a polyurethane synthetic material to resemble either wood or stone
(a sample will be brought to the meeting). Staff is still unclear as to which
natural material this is supposed to represent. Each elevation shows faux-
multi paned vinyl windows, and these will need to be revised to show external
mullions as outlined in the Old Coppell Design Guidelines.
The elevations of the two two-story retail/hotel buildings (41.5 feet in height,
measured to the peek) have a traditional storefront design, but do not have
much uniformity in materials or style of architecture. The elevations of each
individual section have been broken out with the colors and materials listed for
each. Staff is recommending that some of the materials be replaced with the
predominant "Town Square" brick shown on the buildings, and that each
section be constructed of one primary material with only accents being
different (not the first floor of one material with the second floor of another).
Some of the architectural detailing and fixtures should be changed to achieve
some uniformity (i.e. the sign lighting changed to match the style of sconces
used, the columns shown should match each other, the balusters and railing on
each balcony should match, etc...) The signage areas and awnings shown are
compatible with the architecture of each storefront and are consistent with the
Design Guidelines for the H District. The second floor shows faux-multipaned
vinyl windows, and these will need to be revised to show external mullions as
outlined in the guidelines. A compromise to this requirement might be only
depicting these on the front elevations. The applicant has agreed to remove
any shutters depicted that don't actually "fit the window" as required in the
Historic District (two sets are still depicted). Per the applicant, the balusters for
the hotel balconies are proposed to be constructed of black wrought Iron, not
the fiberglass indicated on the elevations. This will need to be labeled correctly
on the black and white elevations. Although still depicted on the elevations,
there are not any quoins proposed and these will need to be removed. All in
ITEM # 9
PAGE4of7
all, the elevations of the retail/hotel building need some reVISions to the
materials and architectural style, but staff is willing to work with the applicant
and architect to make this product more uniform in both respects.
The pet bed and breakfast (37.5' in height, measured to the peek) is consistent
with the design guidelines. The materials are predominantly brick with
scalloped siding in the gables and scalloped shingle on the roof. The materials
of the entrance are not labeled and are not known to staff. This will need to be
addressed at the meeting.
The Miscellaneous Items:
The elevations for the majority of the accessory structures are included on the
miscellaneous detail sheet page 7, although all are shown incorrectly. This
shows the sign tower, gazebo, brick fence, light pole and dumpster enclosure.
According to the applicant, the gazebo will also include "Town Square" brick
and a cast stone sign along the bottom reading "The Texas Belle" not currently
depicted. Staff has spoken with the applicant and understands that the sign
tower will be scaled down substantially and the materials will be shown
correctly. Detached signage is not allowed in the H District, but staff feels that
a revised sign tower and gazebo will add to the site, not detract from it, once
all the adjustments are made. The 6' wall around the event center is shown,
but the applicant has agreed to include more details with respect to its design.
The lighting is not consistent with the Design Guidelines and will be revised to
show the typical street light for the district. The dumpster enclosure will need to
be revised to depict "Town Square" brick, not the split face block currently
shown. The details for the water fountain, storage building and electrical court
are not shown. These will need to be submitted to the Planning Department for
review and administrative amendment to the Planned Development prior to
obtaining a building permit for these.
In conclusion, the overall development is what was envisioned for the area.
Although there are numerous items that have yet to be addressed, staff does
not feel that these are major obstacles and is willing to work with the applicant
to help address these.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of PD-1 08R8-H, subject to the following conditions:
1. Revise elevations of the event center to show Portland Cement Stucco
in place of EFIS, and accurately label the window surrounds (cast stone
not being proposed), relabel the "vinyl windows" to "vinyl windows with
external mullions", and label the decorative metal railing at the front
and rear of the building.
2. Revise the elevations of the retail/hotel buildings to show more
uniformity in architectural style and materials and correctly label all
materials and colors to be used on black and white elevations (wrought
iron in place of fiberglass balusters, remove quoins where not wanted,
remove shutters that don't fit the window, label garage door materials.
etc...).
ITEM # 9
PAGE 5 of 7
ALTERNATIVES:
3. Revise the proposed entry feature/sign tower and gazebo on the black
and white elevations to show the correct colors, materials, and
dimensions (including sign areas).
4. Ensure all buildings have a brick veneer at the foundation. Label on
each elevation.
5. Revise Pet Bed and Breakfast black and white elevations to show all
materials and colors, accurately depict the brick wall adjacent to the
structure (6-8' high), and reorient the page.
6. Revise Sheet 7 to accurately depict all fencing, dumpster enclosures,
benches, lighting, walls, gazebos, electrical court screening...etc. Refer
to the Old Coppell Design Guidelines.
7. Coordinate with the Fire Department for proper FDC and fire hydrant
locations and indicate on Site Plan.
8. Details for the benches and lighting will need to match what has been
approved for the Bethel Road project and the benches along Coppell
Road will need to be coordinated with the Engineering Department for
relocation after Coppell Road is improved.
9. Show dimensions of depth of the double row parking (19' required) and
depict two trees within each double island. If 18' is proposed, this will
need to be listed as a PD Condition on Site Plan.
10. Label the 6-8' brick wall around the exercise yard of the pet bed and
breakfast.
11 . Include all bearings and distances of all property lines and include all
existing and proposed easements accurately labeled.
12. List the PD Conditions on the Site Plan (Perimeter landscaping exception
and detached sign exception).
13. Coordinate with the Parks Department for relocation of irrigation taps &
meters and proper placement of trees and shrubs (Nellie R. Stevens)
abutting the Service Center property.
14. Replace Elaeagnus with Nellie R. Stevens.
15. Include a note on Landscape plan that states that a 5-10' landscape
area will be temporarily provided between phases of construction.
16. Ensure tree list matches what is shown on the tree survey.
17. Double check all calculations and tree totals once plan revisions are
made.
18. Combine the Tree Survey with the Landscape Plan and retitle -
"Landscape Plan/Tree Survey".
19. A property owner's association document is needed for maintenance
of utilities on private property.
20. All utilities will be evaluated further during Engineering plan review.
21 . Contact the Animal Shelter and Adoption Center for boarding
permitting and procedures.
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.
ITEM # 9
PAGE 6 of 7
ATTACHMENTS:
Site Plan
Event Center Elevations (2 pages)
Retail/Hotel Elevations (2 pages)
Pet Bed & Breakfast Elevations
Detail Elevations
Landscape Plan
Tree SUNey
ITEM # 9
PAGE 7 of 7
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