St Joseph-CS010118CASE NO.:
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
PD-114R ST. JOSEPH VILLAGE
P & Z HEARING DATE:
C.C. HEARING DATE:
January 18, 2001
February 13,2001
LOCATION:
SIZE OF AREA:
CURRENT ZONING:
REQUEST:
Along the south side of Sandy Lake Road, 1,200 feet east of MacArthur
Boulevard.
Approximately 50.17 acres of which 13.48 acres is in flood plain and 2
acres is a public water storage facility.
PD-114-SF-7 (Planned Development- 114, Single Family-7), and SF- 12.
PD-114R (Planned Development-114R, Residential/RestHome/Nursing
Home) to include 449 units (75 cottages, 260 retirement units, 78 assisted
living units, 36 skilled nursing units) and a chapel.
APPLICANT:
Aguirre Corp.
HISTORY:
St. Joseph Village, Inc.
Architect:
c/o Monsignor Killian Broderick
180 Samuel Blvd.
Coppell, Texas, 75019
(972) 241-1272 (Joe Dingman)
Fax (972) 241-1214
Christopher Hunter
12700 Park Central, 15th Floor
Dallas, Texas
(972) 789-9942
Fax (972) 788-1583
This property was rezoned from MF-1 to PD SF-7 in 1990. The ordinance
approving the zoning change did not reach Council until February of 1992.
On that date City Council denied passage of the ordinance, but on March 10
reconsidered the case and passed the zoning. At that time 139 single-family
residences were proposed on 48 acres of this parcel. That development did
not occur, and today the property remains vacant.
Item tt4
TRANSPORTATION:
Sandy Lake Road is proposed to be a C4D/6 4 lane divided roadway,
contained within a 110 foot fight of way. Star Leaf is proposed to. be 33 feet
wide through this area within a 55 foot right of way.
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, townhouses, multi-family and shopping center; SF-7,
PD-97R, MF-2, PD-182 TH
COMPREHENSIVE PLAN:
The Comprehensive Plan shows the property as suitable
medium density (4~12 units per acre) single family uses.
for residential
DISCUSSION:
There are a number of observations to be made regarding this request. On the one
hand, we are very supportive of what is proposed here in terms of land use. On
the other hand, circulation, parking, and density as related to the overall nature of
the proposed use generates some concerns that must be addressed if we are to
achieve the highest and best use for this property. In addition, the relationship of
this project to the development around it relative to scale, intensity of
development, compatibility of architectural style/building material, and provision
of ancillary uses must be addressed if this project is to result in a positive addition
to the community.
Site Plan
The overall site plan proposes 449 units; 197 being constructed in Phase One, 252
in Phase Two. A mix of residential types ranging from 39 attached single-family
residences, 48 assisted living, 110 retirement living apartments and an 8,400
square foot chapel are proposed in Phase One (see Exhibit SD-8). Phase Two will
consist of 36 cottages, 30 assisted living, 150 retirement living, and 36 skilled
nursing units resulting in the 449 dwellings specified above.
The cottages are attached, 2 bedroom, 2 bath, one car garage units at a minimum.
Several have two car garages and 2 and one-half baths. They are showing 20 foot
rather than 25 foot front yard setbacks for the cottages, citing a "more cozy
feeling" as a reason for the reduction. Although debatable, and a greater setback
could assist in addressing the parking issue (see below) this is not a major fallacy
of the plan. They are all one story, typically marketed to the healthy elderly in an
average age bracket between 77 and 82. The assisted living product is composed
of studio, one bedroom and companion apartment units directed to the more frail
elderly (averages ages 80-85). The 110 retirement living units are 1, 2, and 3
bedroom products in an apartment building targeting the same age bracket as the
Item #4
cottages. There is also a skilled nursing element composed of 36 units targeted to
bed-ridden patients that would be built during Phase Two construction.
The project is proposed to be secured with a 6 foot high brick/stone/stucco fence
surrounding the property. Entry to the complex would be by a security device
(card, key, punch pad, etc.) and services to be provided include dining, health,
housekeeping, laundry, maintenance, ground keeping and a host of other senior
living requirements. There is an abundance of open space to encourage walking,
and a 8,400 square foot chapel for worship. Finally, they are showing a statue/sign
on sheet SD-7 that needs more detail before we can address any concerns with that
proposal.
Because of the complexity of this request, and the impact it can have on the
community, we have divided our analysis into a series of component parts listed
below.
Land Use
The proposed residential housing, rest home and nursing facility is classified as a
residential use, and as such, is compatible--from a land use perspective--with the
Comprehensive Master Plan. As indicated under the HISTORY section of this
report, the existing use for 139 dwelling units is currently in compliance with the
Master Plan also. A major difference is, of course, the intensity of development as
well as the different uses now proposed. We go from single-family detached units
on individually platted lots, to three different housing types, all units are attached.
a four-story element has been introduced into the equation, and a chapel of some
significance has been added. In effect, a more "commercial" development will
result with the granting of this proposal.
In addition, and also related to land use is the potential "swapping" of land
between the City and St. Joseph's. The municipality currently has a ground
storage facility located on 2 acres of land immediately south of Sandy Lake Road.
adjacent to this request and the TXU easement on the east side of this proposal.
We are currently negotiating with St. Joseph's to move our storage facility to the
south side of their property, thus allowing them more public exposure along
Sandy Lake Road and removing the City's facility to the interior of this property.
Circulation
Movement of traffic into this project and between MacArthur Blvd. and Sand)'
Lake Road will be accommodated by the extension of Star Leaf Drive between
these two major arteries. As shown, Star Leaf is projected to be a 33 foot wide
street contained within a 55 foot r.o.w. Initially, Star Leaf will end short of Sandy
Lake Road as the City and the applicant work out a land swap to physically move
our ground storage facility to an area south of this development (see comments
under Land Use section of this report). Once the land exchange has been
accomplished, Star Leaf can be extended to Sandy Lake and that will be
Item #4
accomplished in Phase Two of this plan. As an aside, the City of Irving has a 54
inch water line located in the Phase Two development area. It goes without
saying that no structure can be built over that easement and Phase Two
development must honor that prohibition.
Being a secured development, two entry gates are shown on the St. Joseph's site
plan allowing access into the project only by a security device. The applicant was
cautioned that security gates needed to be located so the stacking of vehicles
waiting to enter the development would not obstruct the movement of traffic on
dedicated streets. Also, turn-around areas need to be provided at each secured
entrance so vehicles which erroneously enter these areas can return to the street
with a minimum of delay, movement, and inconvenience. Staff has suggested a
turn around at each entrance be designed so that a vehicle can maneuver around
the opening and re-enter the traveled lane without any backing-up or reverse
movements.
Parking
Of concern to staff is the number of parking spaces being shown on the submitted
plan. If this were a typical apartment project, something in excess of 1184 .~A()[v
parking spaces would be required by code. This submittal is suggesting 311
spaces. Although the applicant justifies his parking figure on sheet SD-l, we are
concem_.~hat 311 spaces will not be sufficient. Staff is not suggesting that the
entireQ.~code required spaces be provided, and (to a degree) we accept that a
retirement community has a lesser demand for parking. However, on personal
observation of a project this applicant asked us to observe in St. Louis, MO., it
was our assessment that not enough parking was being provided. In the case
before you, the applicant has suggested increasing the St. Louis parking by 15%--
to the 311 space total--but we are uncomfortable with that figure. If 449 units are
to be built here, it just makes sense that at least one parking space for each unit be
provided. We accept the fact that as residents age, less driving (and subsequently
demand for parking) results. However, with a chapel, 24 hour staffing for
portions of this facility, guests, relatives and family visiting at various times, and a
dining area which promotes visitors, the one space per unit is a good guideline.
Also to be considered is what happens to this project if it fails as proposed? Does
it revert to a general apartment project? And if so, how do we accommodate
parking at that time?
The plan proposes a 46 space parking lot on the eas~' side of the extension of Star
Leaf Drive. The parking lot is shown to be in flood plain. This remote parking
would be allowed provided no change to existing grades in the flood plain are
made. A complication to providing this lot is the fact that the Zoning Ordinance
requires all parking lots to be landscaped. Running counter to that requirement is
the fact that our flood plain standards suggest no planting of landscape material in
that same area. ~o~o, the applicant is faced with a "Catch 22" situation. It would
be our suggestion"'ttrat~landscaping be included on the applicant's plan (to conform
Item #4
to the Zoning requirements) and if not allowed, a special condition of the PD
could eliminate it.
Although not generally required in a residential project, the intensity of this
development should warrant at least one loading space, typically 15 by 30 feet.
Because dining service will be provided to residents, and, we understand residents
will use their own furniture, loading spaces would seem a necessity for food,
furniture, and other delivery items.
The proposal also shows a stamped concrete entry way from Sandy Lake Road.
Although stamped concrete can be provided on private property, brick pavers are
required within the public right of way as provided in the Streetscape Plan. The
applicant is aware of this condition and agrees to this requirement.
DensiW.,
In addition to our parking concern is the density of this project. Today 139 units
have been approved for this property. There are 449 units proposed here. That is
over three times what is currently allowed. This increase in density coupled with
older citizens living in a four story building give us pause to question whether
such a living environment promotes the health and safety of residents. By
lowering the building to three stories, and a subsequent reduction in density,
parking requirements fall, and our concern with seniors living in mid-rise
buildings is diminished. A reduction of 25-30 units could be accomplished by
lowering the height of the buildings.
For the most part, the landscaping plan meets our requirements. There is no tree
retribution required as all trees on-site are unprotected varieties. The applicant is
providing over 1400 caliper inches of new trees as the project develops, along
with grass, shrubs and seasonal color.
We will not accept the 13 acres of floodplain as City owned open space (labeled
"linear park" on the east side of the development), so a property owners
association established to sustain plant material on the main site will need to
maintain this land area also. As indicated by the attached memo from Leisure
Services, we would be interested in a 20 foot easement running north-south
through this property for future consideration as a hike/bike trail.
Although the plan shows an area south of and adjacent to Sandy Lake Road being
utilized as a water body, more information is needed regarding its finished
appearance. For example, is this a concrete lined channel? Does it contain any
water features such as waterfalls or fountains? Because Sandy Lake Road is a
primary image zone, it is very important that development of the water body
complement this project and the city at large.
Item g4
Building
Perhaps the major difficulty staff has with this project is the scale, massing,
height, and materials proposed to build this complex. There is not another four
story residential building in the City of Coppell. Not only do we feel the four
story structure is out of scale with the overall community, a potential safety issue
further troubles us if fire were to occur in this building, particularly with the
difficulty of removing older residents from the upper levels of the building. By
decreasing height, scale and massing of the project would be favorable affected.
In addition to reducing the size of the retirement and assisted living building, the
overall complex would be more compatible with the surrounding community. As
an added benefit of reducing the height of this structure, density would be
reduced, and parking requirements suggested by staff would be lowered. Another
benefit of height reduction would result in the chapel being the tallest building on
site, thus becoming a more dominant feature of the overall development.
We commend the architect for the detail shown in the building elevations, and
particularly the wall and parking structure screening elements. The cottage design
is well done and the two and three story buildings have a certain degree of design
compatibility. Our major criticism relates to building materials chosen to express
the design.
At the onset of our discussion with this applicant several months ago, staff made it
very clear a stucco and mission-type building materials list was not encouraged in
Coppell. Indeed, when staff visited St. Louis, the Cape Albeon project (the one
the applicant has used for parking comparisons on exhibit SD-l) proved to be a
wood frame project, which of course is not allowed in Coppell. The second site
we visited was a wonderful design of 100% masonry, reflected true old world
architecture, included underground parking, a dark red brick color pallet, nice
details everywhere even including chimney design and was just a first class
proposal. Our tour guides repeatedly stated that the Coppell project would more
closely emulate the second site. What we have here however, is a stucco product
that is not typically allowed in Coppell, mission-type building materials for an
area of Texas that was not influenced by the missions of South Texas/Mexico and
a massing of buildings which will have a great influence on the architectural
impressions of this City. Having noted staff concerns, the first submission of
application drawings had an alternative materials list that included brick in place
of the stucco product. Although staff commented that the brick was a bit light
colored based upon community standards, nonetheless it was included. When the
second submittal arrived, however, the alternate had been removed from
consideration. It is staff opinion that the brick and stone fagade is far superior to
the stucco-type building now being proposed. In addition, if the proposed stucco
type finish is not tree stucco additional problems regarding maintenance,
appearance and quality of construction will result. With such a massive
development located along one of our most heavily traveled thoroughfares,
coupled with the fact that Sandy Lake Road is a primary image zone, the applicant
needs to seriously re-evaluate his building material choice.
Item
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
At introduction of this staff report, we stated a conditional support of this request.
There are several positive elements of this concept; there are some alterations we
feel need to be made to make this an outstanding addition to the fabric of Coppell.
Staff recommends approval of this request with the following conditions:
a3~¢e-o 1. the City and applicant agree to moving the ground storage facility to the
c~t te 2.
a 1(~¢ 3.
0~'~c 4.
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8.
11.
12.
13.
location shown on the site plan.
Star Leaf Drive be extended to Sandy Lake Road subsequent to the land
swap between the applicant and the City, and to be opened before any CO is
issued for Phase Two development.
tum-arounds at each entrance be designed so a vehicle can maneuver around
the opening and re-enter the traveled lane without any back-up movements.
the guard gate along Sandy Lake Road be relocated relative to mm-around
redesign.
provide at least one parking space for each unit constructed in this
development.
required landscaping be included in the remote parking lot east of Star Leaf
Drive unless deemed unacceptable during flood plain review. W~/~''']-,,
provide at least one loading space of 15 by 30 feet. ~ ~t~ /
lower all buildings to a maximum height of 3 stories, not to exceed/50-54 b0
feet.
reduce overall density by 25-30 units. ~ ~ /~ ~/~ ~'~'~:'
the 13 acres labeled "linear park" on the east side of this development be
retained and maintained by the applicant with a 20 foot north-south
hike/bike trail easement provided to the City.
provide a detailed site plan for the water body running parallel to Sandy
Lake Road.
change building materials from stucco and stone to brick and stone.
provide additional details on the statue/signage shown on sheet SD-7.
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)
2)
Departmental Comments
St. Joseph development package (15 sheets including site plan,
landscape plan, signage, proposed uses, floor plans, some details, etc.)
elevations,
Item #4
DEVELOPMENT REVIEW
ENGINEERING COMMENTS
JAN 1 1 ~001
ITEM:
PD-114, toning change request from PD-114-SF- 7 (Planned Development-114,
Single Family - 7) to PD-114R (Planned Development-114R, Residential/Rest
Home/Nursing Home), to allow the development of a Retirement Community
on approximately 48.13 acres of property located along the south side of Sandy
lake Road, 1200' east of Mac/lrthur Boulevard, at the request of Sa Joseph
Village, Incorporated.
DRC DA TE: December 28, 2000 and January 4, 2001
CONTACT: Mike Martin, P.E., .,lssistant City Engineer (972-304-3679)
COMMENT STATUS:
,,"FINAL
An 8' wide brick paver band needs to be shown on the site plan and landscape plans for the
driveway proposed onto Sandy Lake Road as per the City's Streetscape Plan.
Stacking needs to be provided for a minimum of three vehicles at each gated driveway.
The proposed parking lot on the east side of the proposed Starleaf Road is located in the
100-year floodplain. No fill or improvements will be allowed without an approved
floodplain permit.
Ga~:Si'eb- St.:j'°seph viii~g® ...................... .~' .......................... Page 1 1
From: Brad Reid
To: Gary Sieb
Date: Thu, Jan 11, 2001
Subject: St. Joseph Village
January11,2001
RE: St. Joseph Village
1:30 PM
JAN
Gary,
On the Boundary Exhibit of the above mentioned project proposal is indicated a dedication of land as a
linear park. Subsequent conversations with representatives of the owners have revealed the fact that
this area is proposed to be dedicated to the city as a park to fulfill the requirements of the Park
Development Ordinance. This area of the site is unacceptable as a park site and is not recommended to
be received to eliminate the Park Development requirement for this development.
There are several issues with the proposed park site that make it undesirable. There are many
designated wetland areas spread throughout the property, rendering portions of it unusable. The shape
and location of the property also render it unlikely as a park. It is long and narrow making it usable only
for a connector to another location, or for a confined activity. Water often collects in much of the site
creating a maintenance problem for the owner. It currently remains untouched the majority of the time
because of the difficulties of maintenance.
I would like to request a 20' easement running north and south through the property for future
consideration of the hike and bike trail.
Thanks for your consideration of this item.
BR