St Joseph-CS010621 CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
ST. JOSEPH ADDITION
PRELIMINARY PLAT
P & Z HEARING DATE:
C.C. HEARING DATE:
LOCATION:
SIZE OF AREA:
CURRENT ZONING:
REQUEST:
APPLICANT:
HISTORY:
June 21, 2001
July 10, 2001
Along the south side of Sandy Lake Road, 1,200 feet east of MacArthur
Boulevard.
Approximately 50.18 lacres of property
PD-114R (Planned Development-Il4) Residential/Rest Home/Nursing
Home
Preliminary Plat approval
St. Joseph Village, Inc.
c/o Monsignor Killian Broderick
180 Samuel Blvd.
Coppell, Texas, 75019
(972) 241-1272 (Joe Dingman)
Fax (972) 241-1214
Architect: Aguirre Corp.
Michael Millican
12700 Park Cenlxal, 15~ Floor
Dallas, Texas
(972) 789-2645
Fax (972) 788-1583
On March 27, 2001 City Council approved a Planned Development
District for residential/rest home and nursing home on this property.
This property was rezoned from MF-1 to PD 114, SF-7 in 1992 for 139
single-family residences. That development did not occur, and today the
property remains vacant.
TRANSPORTATION:
Sandy Lake Road is proposed to be a C4D/6 4 lane divided roadway,
contained within a 110 foot right-of-way. Star Leaf is proposed to be 33
feet wide through this area within a 55 foot right of way.
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SURROUNDING LAND USE & ZONING:
North- scattered single family housing and vacant land; SF-12
South- MacArthur Park and vacant; LI, O and SF-7
East - TXU easements and single-family residences; A and SF-7
West -church, school, townhonses, multi-family and shopping center; SF-
7, PD-97R, MF-2, PD-182 TH
COMPREHENSIVE PLAN: The Comprehensive Plan shows the property as suitable for residential
medium density (4-12 units per acre) single family uses.
DISCUSSION:
In March of this year, City Council approved the zoning for a
retirement facility on this property. Platting this property is the next
step towards development. While most of the site issues were addressed
during the zoning process, several issues still need to be resolved
through the platting process.
The purpose of this plat is to define the area for the development of this
facility, and to provide for needed rights-of-way, easements, parkland
and land for public facilities. To this end, this tract has been subdivided
into four lots. Lot 1, (29.63 acres) will be developed with the 437
residences, chapel and ancillary uses. Lot 2 (1.947 acres) will be the
site of the City's new water facility which is being relocated from the
Sandy Lake frontage. Lot 3, containing 2.12 acres, will be dedicated to
the City of Coppell for parkland. Finally, Lot 4, containing 13.484
acres of flood plain land, contains TXU facilities and easements and
will ultimately contain a hike and bike trail, pedestrian bridge and
limited parking for the retirement community.
Several issues still need to be resolved prior to the final platting of this
property. The first issue is regarding the City of Irving's existing 54
inch water line located in the Phase Two development area, adjacent to
Sandy Lake Road. As detailed in the attached letter, the City of Irving is
requesting 10 feet of easement in addition to their existing 20 foot
easement to protect their water line. This will impact the design of
Phase 2 of this development. A revised site plan will be submitted for
staff review. If the revisions are determined to be minor, then an
amendment to the Planned Development District will not be required..
The next issue concerns the fire lanes. While the fire lanes have been
revised to meet the requirements for approved turn-arounds, some of
the radii are still substandard and need to be revised.
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As discussed, Lot 4 is in the floodplain and will eventually contain a hike
and bike trail and a pedestrian bridge. Given that the location and
alignment are not determined at this time, it is recommended that 'the
notes committing to provide these by separate instrument remain on the
plat, but the preliminary alignment of the Hike and Bike trail be removed
from the face of the plat.
There are currently inconsistencies between the R.O.W. indicated on the
preliminary plat and the R.O.W. described in the dedication documents
for Sandy Lake Road. These legal descriptions need to match. Once this
R.O.W. is accurately reflected on the plat, then the approved landscape
plan needs to be overlaid on the revised preliminary plat to assure that the
proposed street trees are in the correct location.
Per the requirements of the Subdivision Ordinance, all setback lines
adjacent to streets need to be platted. Setback lines are currently
indicated along Star Leaf and the eastern property line. However, a
twenty-five foot setback line needs to be indicated along Sandy Lake
Road. TXU easements are also needed on this plat.
There are several existing drainage easements which traverse this
property which will no longer be necessary with the development of this
property. These are noted as being abandoned by separate instrument.
These instruments need to be submitted to the City for approval.
A portion of this property is currently in the 100 year flood plain. A
preliminary F.E.M.A. map update has determined most of this property
is actually out of the flood plain. A revised map from F.E.M.A is
expected to be released in August of this year. A fmal plat will not be
processed until such time that flood plain designation has officially been
revised. Finally, a verification is needed that the Finished Floor
Elevations as stated on the plat are in accordance with the provisions of
the City's Flood Plain Ordinance.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff recommends APPROVAL of the Preliminary Plat for St. Joseph Addition,
subject to the following conditions:
1. The final plat shall not be filed prior to the release of the updated
F.E.M.A. maps, indicating that this property has been removed from
the flood plain.
2. TXU easements, as needed, are to be provided on the final plat.
3. Submission and approval of the separate instruments for the
abandonment of the existing drainage easements.
4. Setback line needs to be provided along Sandy Lake Road.
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5. Retention of the notes providing for the Hike and Bike Trail and the
Pedestrian Bridge to be provided by separate instrument are required,
but the removal of the alignment of the proposed hike and bike trail
from the plat is recommended.
6. Revisions to the fire lane radii to meet minimum standards is required.
7. Verify that the minimnm finished floor elevations stated on the plat are
in accordance with the City's Flood Plain Ordinance.
8. Provision of needed easements to the City of Irving for the water line.
9. If revisions are not minor in nature, the submission of an amended site
plan for Phase 2 may be required due to the additional width of the
waterline easement.
10. Revise the R.O.W. for Sandy Lake Road to reflect the dedication
documents.
11. Once the R.O.W. for Sandy Lake Road is verified, then verify the
accuracy of the location of the trees along Sandy Lake Road as
indicated on the approved landscape plan.
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) Letter from the City of Irving, with attachments
2) Departmental Comments
· Engineering
· Fire Prevention
· TXU Electric and Gas
3) Preliminary Plat
4) Site Plan
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