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Stoneleigh P1-CS 961121 PRI LIMINARY PLAT P & Z HEARING DATE: November 21, 1996 C.C. HEARING DATE: December 10, 1996 LOCATION: SIZE OF AREA: CURRENT ZONING: Along the south side of Riverchase Drive, approx. 645' east of MacArthur Boulevard. 20.5 acres - 360 units MF-2(Mulfi Family-2) REQUEST: APPLICANT: Approval of a pmlimina~ plat that would allow the development of a 360-unit apartment complex. Applicant: First Worthing Co./Seneca 8144 Walnut Hill, g550 Dallas, TX 75231 (214) 739-8141 Representative: WSI Architects 6320 LBJ Frwy., g228 Dallas, TX 75240 (214) 458-9999 HISTORY: No platting history. TRANSPORTATION: Riverchase Drive is a 4-lane undivided collector street within a 60'-wide right-of-way. SURROUNDING LAND USE & ZONING: North - South - East West - Riverchase Golf course, "SF-12" Single-Family 12 railroad right-of-way (Dallas Area Rapid Transi0, "A" Agriculture vacant, "MF-2" Multi-Family-2 vacant and Riverchase Plaza, "R" Retail Item # 7 COlV[PREHENSIVE PLAN: The Comprehensive Plan shows the property suitable for multi-family development. DISCUSSION: Apartments are a permitted use in the MF-2 zoning district and the Comprehensive Master Plan shows this property to be suitable for multi- family development. Staff has carefully reviewed the site plan with regards to setback from the street, building heights, and internal circulation and is satisfied with the layout of the project. The building elevations including carports and garages were examined in terms of design appeal, as well as in terms of the 80% brick masonry requirement and staff is reassured that the final product will be compatible with the surrounding developments in the Riverchase district. The plans will also have to be approved by the Riverchase Architectural Review Committee. The submitted landscape plan exceeds city planting requirements. The applicant is proposing a dramatic landscaped entry accented with brick pavement enhancements. The perimeter landscape buffers will contain 100 trees adding to the visual quality of the apartment complex. Relative to the plat itself, there are several concerns which are outlined by the Engineering, Leisure Services, and Fire Departments' Development Review Committee comments of October 31, 1996. Those comments are included here for your information. Many of staff concerns are satisfactorily resolved, however, there are still a number of outstanding issues which will require some discussion. The applicant is short 82 off~street parking spaces and will be requesting a parking variance similar to one that was granted to the lefferson at Riverchase apartments located on MacArthur Boulevard. The Board of Adjustment will, of course, determine whether the parking variance is justified. Additional traffic flow that will be generated by this proposed apartment complex is of concern. Riverchase Drive is a four-lane undivided collector street designed to carry and distribute traffic to MacArthur Boulevard and Sandy Lake Road. The intersection of MacArthur and Riverchase is particularly congested. Residents of this proposed apartment complex wanting to travel southbound on MacArthur Boulevard during peak hours will have trouble making the left-turn at this intersection. Residents may have to use Sandy Lake Road as an alternate route. The thoroughfare plan calls for a future Fairway Drive to the be built to the east of this development connecting Riverchase Drive and Beltline Road. When this occurs, the accessibility to Beltline Road will be greatly improved alleviating some of the traffic concerns for this area. (See Engineering comments for specific traffic and other development related comments.) The Fire Code requires that all portions of all buildings to be within a 150 feet hose lay distance from both a fire lane and a fire hydrant. The current Item# 7 site plan does not specify fire hydrant locations. If the applicant cannot meet this requirement, his only recourse would be to request a variance from City Council. The Fire Department would not support a variance request. Finally, the Leisure Services Department comments warrant additional explanation. If the developer is required to construct the City's Iqike and Bike Trail, the cost will be deducted from the $1285 per unit park land dedication fee. The Hilm and Bike Trail Master Plan suggests that the probable best trail routing for this particular trail is on the south side of the D.A.R.T. right-of-way. Also for your information, the Cottonbelt trail continues westward beyond Coppell's city limits to Grapevine, Southlake, Colleyville, Hurst, and North Richland Hills. It is located on the south side of the rail line and adjacent to Highway 26. The City of Grapevine is leasing 25' of the 100' D.A.R.T. right-of-way and has begun the initial phase of its trail design. RECOlVIMF~NDATION TO THE PLANNING AND ZONING COMMISSION: Planning staff recommends approval of the preliminary plat subject to the following conditions being met: 1. A parking variance being granted by the Board of Adjustments. 2. Under the shrubs section of the plant list on the landscape plan, list the botanical name and the plant name for the Purple Leaf lapanese Barberry in the correct columns. 3. Compliance with Fire Department's comments. 4. No requirement of a Hike and Bike trail easement or construction of same, as was alluded to during the DRC discussions. 5. Submission of an irrigation plan. 6. Correct the spelling of *subdivision~ under the caption notifying that property is in a flood hazard area. 7. Compliance with Engineering comments. ALTERNATIVES: 1) Recommend approval of the Preliminary Plat. 2) Recommend disapproval of the Preliminary Plat. 3) Recommend modification of the Preliminary Plat. Item # 7 ATTACHMENTS: 1) Preliminary Plat 2) Site Plan 3) Landscape Plan 4) Building Elevations 5) Hike and Bik~ Trail Master Plan 6) Departmental Comments Item # 7 City of Coppell Primary Trails and Greenwalks. The primary trails connect major areas and points of interest in the city. These primary trails make up the network or basic structure of the Trail System Master Plan. Meandering through the city, the primary trails follow drainage and utility corridors. Cottonbelt Trail - This trail intersections with seven trails including the Dal-Homa Trail. It will play a major part in Coppell's connections to other areas. The trail could ultimately go from the Fort Worth Stockyards on the west to McKinney on the east. Within Coppell, the trail will cross the entire city east to west from Carroilton to Grapevine. 'The "best" trail routing will probably be' on the south side of the rail line. As the rail line will remain active, extensive coo~t~-~ith DAltT (the rail line owner) will be needed before the trail is ~uilt. The section of trail on D/FW International Airport land will provide some additional opportunities for users to enjoy landings and take-offs from the trail, but will also require extensive coordination with airport officials to make certain airport and trail operations don't interfere with each other. Cowboy Trail - The Cowboy Trail is a north/south trail running generally along Denton Tap Road from the Cottonbelt Trail on the south to the Denton Creek Trail on the north. On the north end, in Andrew Brown, Jr. Community Park West, the trail will split into two before both branches end at the Denton Creek Ti;ail. This split is important to maintaining through trail traffic continuity in case the Denton Creek Trail moves to the north side of Denton Creek while still east of Denton Tap Road From Wynnpage at Denton Tap Road, the trail goes southeast (to He. artz) and northwest (to Sandy Lake Road) along the Lone Star Gas pipeline easement. Along the northwest branch, the trail splits before reaching Sandy Lake Road and the main branch goes straight north to Coppell High School on its way to Andrew Brown, Jr. Community Park West. Dal-Homa Trail - Dal-Homa Trail runs along the Elm Fork of the Trinity River and will provide regional connection as it goes from downtown Dallas to lake Texoma. It is unclear which bank the trail will follow as it travels north through the' Coppell/Carrollton area. If it is on the east bank, Carrollton Will be responsible for the trail's design, whereas Coppell will be taking the lead if the trail ends up on the west bank. Due to the city limit line being on the west bank of the river, the trail might be "in" Carrollton even if it is on the west side of the river. The Riverchase Golf Course will play a significant role to determine the feasibility of a west bank routing. 11 DEVELOPMENT REVIEW COMMITTEE T. FJSURE SERVICES DEPARTMENT COMMENTS October $1, 1996 'J~l!.i '~ ",,L '-' R. D. Slayton, Superintendent of Leisure Services~ 214/304-3554 FAX 214/304-3547 COMMENT STATUS: The developer should be aware that he/she will be responsible to contribute towards the City's parkland dedication fee ordinance of $1,285 per dwelling unit. This preliminary plat is also affected by the City of Coppell'$ ~ and Bike Trails Master Plan. The corridor along the Cottonbelt railroad has been designated as the Cottonbelt trail. This important connector trail will connect the Beltline/Denton Tap trail, Woodhurst linear park/Duck Pond trail, North Lake trail, and the regional proposed Dalhoma Trail. The developer will be required to construct a 12-foot wide concrete ~ and bike trail in cooperation with the City's Hike and Bike Trail Master Plan. ENGINEERING COMMENTS 1TEM: DRC DATE: October $1, 1996 and Novembo' 7, 1996 CONTACT: ~ftke Martin, E. L T., Assistant City Engineer (304-3679) Informational Comments Only: Any encroachment into DART right-of-way, including drainage, will require a permit from DART. Need a letter from TRA granting permission to construct on their easement, this includes paving and trees. Site Plan Comments: As requested review the existing traffic study from 1994 to determine what traffic impact this development will have and if a deceleration lane will be needed. DEVELOP RE W COMMIZT F. DRC DATE: Octol~er $1, 1~ 1. All portions of buildings to be within a 150feet hose lay distance from afire lane. 2. All portions of buildings to be within a 150feet hose lay distance from afire hydrant. 3. All fire lanes to be dedicated on plat. 4. Minimum inside radius on fire lanes to be 30feet. Minimum outside radius is to be 50feet. 5. All Group R, Division 1 Occupancies shall be equipped with an approved, hydraulically designed automatic fire sprinkler system. Residential or quick response standard sprinklers shall be used in the dwelling units and guest room portions of the building. 6. An approved fire alarm system shall be installed. 7. Any gate across a fire lane shall be equipped with an Opticon system with a Knox over-ride in case of power failure. 8. No dead end fire lanes over 50 fl long allowed without an approved apparatus turn around.