CCPH Agenda Request/Staff Rept 102307
TH~'CITY.OF
DEPT:
PLANNING
AGENDA REQUEST FORM
COPP,ELL
DATE:
October 23, 2007
ITEM #: 1 5
o WORK SESSION
D CONSENT
I~I REGULAR
ITEM TYPE: PUBLIC HEARING
ITEM CAPTION:
Consider approval of Case No. PD-l 08R 1 O-H, Grapevine Springs Community Center, Lot 1, Block A. a zoning change
request from PD-l 08-H (Planned Development 108-Historic) and H (Historic) to PD-l 08-R 1 O-H (Planned Development
108-Revised 10-Historic) to allow the construction of a 13,560-square-foot Recreation/Community Center building on
26.09 acres of property located south of Bethel Road and west of Park Road.
GOAL(S):
-
IIII
1
EXECUTIVE SUMMARY:
This case will be reconsidered at the Thursday, October 18, 2007 Planning and Zoning meeting and their
recommendation will be presented at the October 23, 2007 City Council meeting.
FINANCIAL COMMENTS:
RECOMMENDED ACTION:
ACTION TAKEN BY COUNCIL:
On September 20,2007, the Planning Commission recommended that
this case be held under advisement until the Thursday, October 18,
2007 meeting (6-0). Commissioners Haas, Kittrell, Borchgardt, Fox, and
Frnka, and Reese voted in favor, none opposed.
Motion to close Public Hearing & Approve
Staff recommends APPROVAL.
M - York
S - Faught
Vote - 7-0
.
U.
Libby Ball
2007.10.24
15:24:00
-05'00'
@Ol PD-l 08R lO~H, GSCc. Ll. BA. l-AR
THE.CITY'OF
COPPELL
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october 24, 2007
Mr. Brad Reid
City of Coppell
816 S. Coppell Road
Coppell, TX 75019
RE: Case No. PD-l08Rl0-H, Grapevine Sprinas Community Center. Lot 1, Block A
Dear~
This letter is to inform you that Case No. PD-l08Rl0-H. Grapevine Sprinas Community
Center, Lot 1, Block A, a zoning change request from PD-l08-H (Planned Development
108-Historic) and H (Historic) to PD-108-R 1 O-H (Planned Development 108-Revised 10-
Historic) to allow the construction of a 13,560-square-foot Recreation/Community Center
building on 26.09 acres of property located south of Bethel Road and west of Park Road,
was approved by the Coppell City Council (7-0)) on Tuesday, October 23, 2007, with all
conditions being met.
In order to prepare an Ordinance, we need to assemble appropriate documentation.
When this has been completed and Council has approved the Ordinance, a copy will
be sent to you.
As a reminder, the zoning change sign can now be returned to the Planning
Department.
If you have any questions, please contact the Planning Department at (972) 304-3678.
Jeff Bulla, Pro-Forma Architecture, Inc.
Engineering
Building Inspection
File
255 PARKWAY * P.O.BOX 9478 * COPPELL TX 75019 * TEL 972/462 0022 * FAX 972/304 3673
CITY OF COPPEll
PLANNING DEPARTMENT
STAFF REPORT
Case No. PD-l OaRl O-H. Grapevine Sorinas Community Center.
Lot 1. Block A
P&Z HEARING DATE:
C.C. HEARING DATE:
STAFF REP:
LOCATION:
SIZE OF AREA:
CURRENT ZONING:
REQUEST:
APPLICANT:
HISTORY:
September 20, 2007 (Held under advisement until the October 18
hearing)
October 9,2007 (Rescheduled for the October 23 Council meeting)
Gary L. Sieb, Director of Planning
Located south of Bethel Road and west of Park Road
22.3714 acres of property
PD-108-RH-H (Planned Development -1 08-Historic)
Zoning change request to PD-1 08-R 1 O-H (Planned Development 108-
Revised 1 O-Historic) to allow the construction of a 13,560-square-foot
Community Center building.
Owner:
Brad Reid, Parks Dir.
City of Coppell
816 S. Coppell Road
Coppell, TX. 75019
(972) 462-5100
Fax: (972) 462-5149
Architect:
Jeff Bulla
Pro-Forma Arch., Inc.
17000 N. Dallas Pkwy.
Suite 115
Dallas, TX. 75248
(972) 713-7100
Fax: (972) 713-7070
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-l O. In
March of 1973 approximately 100 acres was zoned for Commercial
and Planned Development for a Family Entertainment Center, similar
ITEM #5
PAGElof7
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 AlION:
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-1 08-H", (Planned Development-
Historic)
East- Park, Single family residences; "H" (Historic) and "PD-SF-9"
(Planned Development, Single Family 9)
West- Park land; "PD-108H", (Planned Development 1 08-Historic)
ITEM #5
PAGE 2 of 7
COMPREHENSIVE PLAN:
DISCUSSION:
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 obseNation 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 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
ITEM #5
PAGE 3 of 7
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 show 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 as groundcover, grass, and accent
plants. Overall, the landscape plan complies with our guidelines,
and we support it.
SIGNAGE
The Old Coppell Master 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 three feet by
four feet, so as a practical matter; the entry sign appears to be
roughly 20 feet long and four 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 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 does not lend itself well to
this building, the fact that these signs are separated by considerable
ITEM #5
PAGE4of7
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 Coppell 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 a
'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 a grove of trees minimizing the effect it will
have on adjacent development. However, we can not disregard
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.
ITEM #5
PAGE 5 of 7
At the September 20th Planning Commission meeting, members
voted to hold this case under advisement until the October hearing
so the applicant could address concerns regarding various issues.
Those issues revolved around building design, lighting, construction
materials, window treatments, and degree of compatibility with the
Old Coppell Plan, among others.
The architect has met with Planning staff, corresponded through
telephone conversations and e-mails, and has attempted to address
the concerns of the Planning Commission. In summary, here's what
he proposes to gain approval of this project:
1) Light fixtures have been changed to conform to Old
Coppell Design Guidelines.
2) Stucco exterior has been replaced with masonry.
3) Metal columns have been replaced with stone and wood
on front of building.
4) Metal columns on rear of building have been replaced
with all wood columns.
5) Window design on front of building now meets Design
Guidelines.
6) Entry automatic doors have a bronze finish, more in line
with wood framing.
7) Wood beams are now consistent throughout the building.
8) Thirteen additional parking spaces have been provided.
One design change suggested by Commission that has not been
addressed is provision of a gabled roof. The architect prepared
some rough sketches of a gabled roof over the entry, and
concluded it looked out of place and did not compliment the rest of
the building. It became a very awkward looking structure. In
addition, the roof pitches did not match the rest of the building and
staff feels that the original entry area design (sloped roof) is more
compatible with the rest of the building. That said, we feel the
original roof design works better on this particular building.
With regard to building materials, the architect has eliminated the
stucco and added stone masonry in its place. He has also modified
the design of the vertical support structures, and they are now either
all stone or clad in wood. He feels strongly that the copper cladding
needs to remain on the building. The windows on the front of the
building are now in conformance with the Design Guidelines and
overall the building is much more closely aligned with the Old
Coppel! Design Guidelines.
With these changes, staff feels this project is much more reflective of
building design envisioned for Old Coppell and we are now
supportive of this proposal.
ITEM #5
PAGE 6 of 7
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 (condition met and approved on September 20)
3) Recognizing and approving the two monument signs, as shown on the Site Plan
(condition approved on September 20)
Conditions 2 and 3 were addressed by the applicant at the September 20 hearing. Now
that revisions to the design have been offered as recommended by condition 1, staff
can support this project.
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
REVISED ATTACHMENTS:
1) Site Plan
2) Landscape Plan (Sheet CS 1, 2, 3)
3) Irrigation Plan (Sheet L4.3, 4.4)
4) Elevations (Sheets A3.1 , 3.2)
5) Color Board
6) Colored Elevations
ITEM #5
PAGE 7 of 7
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Senior Citizens Recreation/Community Center ~
Bethel Road Coppell, T exas ~
pro. forma architecture, inc.o
17000 N. Dallas Pa"'way I ~I BW2 Eng;n..,s. In'.
SUite 115 B 191'1.~~1"."'l(,,,,,,
Dallas Texas 75248 ',uT..'\OO.L~JI
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972,713,7100 Voice 19721'!o;Hm,l,,,,
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