Estates DC-CS 990218CASE NO.:
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
PD-175, ESTATES OF DENTON CREEK
P & Z HEARING DATE:
C.C. HEARING DATE:
LOCATION:
SIZE OF AREA:
CURRENT ZONING:
REQUEST:
APPLICANT:
February 18, 1999
March 9, 1999
Along the north side of Sandy Lake Road, approximately 1,000
feet east of N. MacArthur Boulevard. '
28.21 acres of property (55 residential lots).
SF-12 (Single Family-12)
PD-SF-9 (Planned Development, Single Family-9)
Prospective Purchaser:
The Holmes Builders,Inc.
1406 Halsey Way
Suite 100
Carrollton TX. 75007
(972) 242-1770
Fax: (972) 242-2931
Engineer:
N. D. Maier, Engrs.
Mike Daniel
8080 Park Ln.
Suite 600
Dallas, TX. 75231
(214) 739-4741
Fax: (214) 739-5961
HISTORY:
There has been no recent zoning/subdivision activity on the
parcel in question although filling of the land has been occurring
on an infrequent basis over the last two-three years. This zoning
change request was held under advisement at the January 21,
1999 Planning and Zoning Commission meeting, to be
reconsidered in February.
TRANSPORTATION:
Sandy Lake Road is proposed to be a C4D/6, four-lane divided
thoroughfare in a six-lane right-of-way (110 feet). Today it is an
unimproved two-lane asphalt roadway.
SURROUNDING LAND USE & ZONING:
North- vacant floodplain; Carrollton zoning
South -vacant; PD-114 (SF-7)
East - vacant and scattered housing; Carrollton zoning and SF-12
West -landscape nursery; ~R', Retail
Item # 7
COMPREHENSIVE PLAN:
The Comprehensive Plan shows the property as suitable
for residential and neighborhood retail (Sandy Lake
frontage).
DISCUSSION:
[The bold text to be presented at the February 18, 1999 Plnnnin~ and
Zoning Commission meeting.]
This proposal generally conforms to the guidelines outlined in the
Comprehensive Plan. The density of roughly 2.0 units per gross acre
fits the density pattern to the north and west of this tract, and is an
appropriate use at this location. Although the Plan also calls fors
neighborhood retail in the vicinity of this proposal, the lack of
substantial frontage along Sandy Lake Road negates any retail being
developed upon this parcel. Of concern to staff is access to the property,
especially if flooding occurs. The single access point to Sandy Lake
Road is in the 100-year floodplain. The developer must provide a
roadway that is not in the floodplain. Any proposed modifications to
Sandy Lake Road will have to be approved by the Engineering
DeparUnent. From a health, safety and welfare perspective, the Fire
Department can not support single access into this residential
subdivision.
The erosive banks of Denton Creek may require erosion control along
the creek to be maintained by the Homeowners Association or the
property owners. No fill will be allowed in the floodplain until a flood
study is submitted and approved by FEMA.
The revised site plan shows a 24' fh'e lane easement occurring
between Lots 2 and 3, Block A and extending westward into the
property owned by the nursery and intersecting Sandy Lake Road.
Staff has reviewed the revised site plan and can not recommend
approval of this proposal. From an emergency management
perspective, the fire lane easement is located too dose to the single
entry/exit point. The proposed 270' separation is insufficient (See
Fire Department's comments). Also, concerns regarding traffic in
the nursery, the possibility of plant materials "temporary" being
placed in the easement, the fact that the easement isn't a true street,
all give us reluctance to accept this solution to the access problem.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Because of the concerns we have regarding the floodplain and the
access to this property, staff must recommend denial of this project
at the present time. When better access can/has been procured, and
Item # 7
we have assurance that the flooding concerns with Sandy Lake Road
have been adequately addressed, we would encourage a resubmittal.
Until that happens we must recommend denial of this application.
ALTERNATIVES:
ATTACHMENTS:
1) Recommend approval of the request
2) Recommend disapproval of the request
1) Zoning Exhibit
2) Tree Survey (2 sheets)
3) Landscape Plan (3 sheets)
4) Departmental Comments (Engineering and Fire Departments)
Item # 7
' DEVELOPMENT REVIEW COMMITTEE
FIRE PRE VENTION C15
{~:~ .: :.~. ITEM: PD-17$, ESTATES OF DENTON CREEK
DRC DATE: JANUARY 28,
CONTACT: 2~A WS CR ~,
pRELIMINARY
P.01
· I. The Coppell Fire Department can not support this project as shown. Thc proposed
secondary ingress/egress point does not satisfy the requirements for two ways in and out.
The primary reason for having two ways in and out of a development is for thc safety of the
occupants of that particular area. Should an emergency situation occur, either within or
immediately adjacent to that subdivision, the residents must be able to evacuate the area at the
same time emergency vehicles are entering. This situation is extremely difficult when there is
only one entrance and is impossible should that one entrance be impassible for whatever reason.
From an emergency management standpoint, the ideal situation would be to provide
ingress/egress points at opposite ends of the subdivision. The proposed location of the second
point of ingress/egress is too close to the primary entrance and does not provide any relief to
the access problem. It is the Fire Department's opinion that the second means of egress/ingress
as shown, is a waste of the developers money, gives a false sense of security and does nothing
to mitigate the safety issues. The Coppell Fire Department would like to see this area develop
and has nothing but respect for the developer and his product. However, our primary concern
is the health, safety and welfare of the citizens of Coppell. Whatever is approved for this site
will be with us forever. Therefore, until a second means of egress/ingress is provided on the
northern portion of the development, the Coppell Fire Department will continue to oppose this
development.
ITEM:
DE VEL OPMENT RE VIE W
ENGINEERING COMMENTS
PD-175, Estates of Denton Creek, a zoning change request from "SF-12" to
"PD-SF-9'; to allow the development ora 55 residential lot subdivision on a
28.21 acres of property, located along the north side of Sandy Lake Road,
approximately 1,000' east of N. Mac. Arthur Blvd., at the request of Nathan D.
Maier Consulting Engineers, Ina
DRC DATE: January 28, 1999 and February 4, 1999
CONTACT: Mike Martin, P.E., Assistant City Engineer (972-304-3679)
COMMENT STA TUg:
,,' FINA.__._~L ]
1. Due to the erosive banks of Denton Creek, erosion control may be required along Denton
Creek to be maintained by the Homeowners Association or the property owners.
2. The access to Sandy Lake Road is in the 100-year floodplain. Access to the subdivision
should be provided by a roadway which is not in the 100-year floodplain.
3. A drainage swale exists through the northwest portion of the property which is shown on the
FEMA map to be in the 100-year floodplain. The location of thi.~ swale and/or drainage
improvements/system may affect the ability to develop the lots in this area.