Trinity Shores-CS010517 CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: PD 190, TRINITY SHORES
P & Z HEARING DATE: May 17, 2001
C.C. HEARING DATE: June 12, 2001
LOCATION: Along the south side of Sandy Lake Road, west of the Trinity
River.
SIZE OF AREA: Approximately 7.34 acres of property.
CURRENT ZONING: R (Retail)
REQUEST: Planned Development District SF-9 (Single Family-9) for the
development of 19 single family homes.
APPLICANT: Owner Engineer
Matthew Marchant Jahvani Consulting Engineers
Hobart Development, Inc. 2125 N. Josey Lane, Suite 202B
2125 N. Josey Lane, Suite 100 Carrollton, Texas 75006
Carrollton, Texas 75006 972-446-0605
972-841-6127 FAX 972-446-1108
FAX 972-446-1108
HISTORY: This property has been zoned retail since the 1980's.
TRANSPORTATION: Sandy Lake Road is currently a two-lane asphalt mac[ On the
Thoroughfare Plan it is designated as a C4D/6. Initial improvement
vdll be to a four lane divided thoroughfare and could be expanded to
a six-lane in the future.
SURROUNDING LAND USE & ZONING:
North- Undeveloped; "A"- Agriculture
Item # 4
South- Single Family Homes and Golf Course; SF-7, Eagle Point Village at
Riverchase and Riverchase Golf Course
East - Single Family Homes and undeveloped; SF-9, Riverview Estates and
"R" - Retail
West - Bait Shop and out-buildings, Trinity River Flood Plain; "R"- Retail
COMPREHENSIVE PLAN: The Comprehensive Plan shows the property as suitable for
flood plain. However, according to preliminary F.E.M.A.
studies, all but the southwest comer of the property is out of
the 100-year flood plain.
DISCUSSION: The applicant is requesting to rezone this 7.34 acre tract of land from
Retail to Planned Development district for 19 single family homes. The
development will be in conformance with the SF-9 District regulations of
the Zoning Ordinance. The variances being requested are contained
within the Subdivision Ordinance, specifically, the deletion of the alley
requirement and approval of cul-de-sac length which exceeds the
maximum of 600 feet.
As mentioned, this property is currently zoned for retail uses. Given the
size, shape and depth of the property, typical non-residential uses would
not be viable. Assuming the same retail depth as the property abutting to
the west, approximately one acre could technically be developed for retail
uses along the Sandy Lake Road frontage. However, this would render
the remaining land impractical to develop. The residential use, with the
proposed buffer and screening from Sandy Lake Road, is a more viable
development option.
The Comprehensive Plan indicates this area as flood plain. However, a
preliminary F.E.M.A. map update has determined that all but the
southeast comer of the 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. Staff advises the applicant that a final plat will not be processed
until such time that flood plain designation has officially shifted as shown
by the applicant.
This Planned Development District is proposed to include 19 single-
family lots that range in size from 9,000 to 33,000 square feet. These lot
sizes compare favorably with the surrounding zoning and development
patterns. In fact, these proposed lots are larger than any residential sites
around them. The largest lots in the development are proposed to abut
Riverchase Golf Course. There is an inconsistency between the lot area of
lot 19 stated on the Zoning Exhibit and the Preliminary Plat which needs
Item# 4
to be rectified. It appears that the common area has not been deducted
from this lot on the Zoning Exhibit.
Sandy Lake Road is a primary image zone. Therefore, a 15-foot landscape
buffer is proposed. The Landscaping will consist of Cedar Elm and Burr
Oak over-story trees, accent trees consisting of Crape Myrtles and Red
Buds, shrubs and seasonal plantings. Staff has recommended that the
applicant provide additional Red Bud trees within the east common area,
to match the adjacent west common area. There is a note on the Zoning
Exhibit that there will be a 6-foot high masonry wall, constructed of Acme
Brick, #221 (Old Colonial) installed along the southern property line of
the common area. While the applicant has not submitted an elevation of
the wall, photographs of walls, similar to that which the applicant plans to
construct, have been submitted. This wall will provide for an additional
noise and visual buffer between Sandy Lake and the proposed single
family homes. Staff has included a condition requiring the submission of
the wall elevation.
Again, two variances are being requested from the Subdivision Ordinance,
the deletion of the alleys and the length of the cul-de-sac. The deletion of
the alleys is appropriate given the lack of alleys in the abutting
subdivisions as well as the effort to preserve existing trees on the southern
lots. Staff is pleased that a number of trees will be preserved as a result of
the proposed layout; however, alleys provide the assurance that garage
doors will face to the rear of the property and not be visible from the
street. While this issue has not been discussed with the applicant, staff
suggests that it would be desirable for the homes to be constructed with
swing entry garages, restricting direct views from the street.
The length of the cul-de-sac is a bit more problematic. The Subdivision
Ordinance states that the length of a cul-de-sac shall be a maximum of
600 feet. The proposal is for a cul-de-sac length of 740 feet, exceeding
the maximum by 140 feet. As stated in the attached comment from the
Fire Marshal, Travis Crump, a reduction in the length of the cul-de-sac or
provision of a second access point to this subdivision is most desirable.
Unfortunately, given the shape of the property, the existing flood plain
area, and the surrounding development patterns, a second point of access
is not feasible. Because a maximum of 19 lots is planned here, it could be
argued the additional cul-de-sac length is justified. Indeed, a typical SF-7
development with a 600-foot long cul-de-sac could actually contain the
same number of lots as requested here.
Similar to other residential subdivisions, the necessary easements are
proposed throughout the site. A 20' drainage easement is located between
lots 11 & 12, a 20' sanitary sewer easement is located betxveen lots 5 & 6,
and an additional drainage easement is located at the rear of lot 1 I, in line
Item # 4
with the "proposed" floodplain line. Due to the alignment of the proposed
20' sanitary sewer easement, lot 6 in particular, is limited in its placement
of structures. In order to prevent a conflict with the intended operation of
these easements, staff has included a condition prohibiting the placement
of any structures, other than perimeter fencing, within these easements.
Though drainage easements have been provided, Staff should note that
concerns remain regarding how the drainage along the west and south
sides of the development will be addressed and has indicated to the
applicant that it may be necessary to provide a drainage system in this
area. Staff recommends the applicant study this area and resolve this issue
prior to final plat submittal.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of the zoning change request, 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 prope~' has been removed from the flood plain.
2. The 100-year floodplain line should be based on the current F.E.M.A map,
published April 15, 1994.
3. Resolve the inconsistency between the lot area of lot 19 on the Zoning Exhibit
and the preliminary plat.
4. Improvements within the drainage, sanitary sewer or 100-year floodplain
easements, other than perimeter fencing, are strictly prohibited. A note to this
effect shall be placed on the zoning exhibit.
5. Delete note on Lot 11, which reads "ROW to City".
6. Submit an elevation of the proposed brick wall.
7. Provide two additional Red Bud trees on the east common area, to mirror the
landscaping proposed on the ~vest common area.
8. Confirm the approval of proposed street name "Trinity Court" with our Fire
Marshal prior to Council review.
9. Approval of the Homeowner's association documents by the City Attorney.
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) StaffComments :
2) Zoning Exhibit
3) Landscape Plan :
Item # 4 j
4) Tree Survey
5) Tree Preservation & Mitigation Plan
Item # 4
DE VEL OPMENT RE VIE W COMMITTEE
FIRE PREVENTION COMMENTS
ITEM: PD-190 TRINITY SHORES
DRC DA TE: APRIL 26, 2001
CONTACT: TRAVIS CRUMP, FIRE RIARSHAL. (972) 304-3503
COMMENT STA TUS: INITIAL I PRELIMINAR Y ! FINAL
1. Cul-de-sac exceeds permissible length. Reduce cul-de-sac length or provide two ways in and out of subdivision.
APR 26 ffi .w