Denton Creek NH-CS090219 (2)
P&Z HEARING DATE:
C.C. HEARING DATE:
STAFF REP.:
LOCATION:
SIZE OF AREA:
CURRENT ZONING:
. .
REQUEST:
APPLICANT:
HISTORY:
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
PD-239-R, Denton Creek Nursina
February 1 9, 2009
March 10, 2009
Marcie Diamond, Assistant Director of Planning
North side of Sandy Lake Road, between Riverside and
Riverview Drives
6.47 acres of property
SF-12 (Single Family-12), R (Retail) and 0 (Office)
A zoning change to PD-239-R (Planned Development-239-
Retail) to attach a detail site plan to allow a 52,31 7 -square-
foot (123 bed) Nursing and Rehabilitation Facility.
Prospective Purchaser:
Larry Parker
Broadmore Health Realty, LTD
5467 New Copeland Road
Tyler, Texas 75073
903-521-7930
FAX: 903-592-9292
Engineer:
Gerry Monk
Monk Consulting Engineers
1200 W. State Street
Garland, Texas 75040
972-273-1763
FAX:972-272-8761
This property has been filled over the last several years. In
March of 2007, the Planning Commission denied a request
for a. 95-lot subdivision on 18B6 acres of property, which
includes the subject property and additional 12 acres to the
east. The applicant did not appeal that recommendation
to Council and reapplied for a 78-lot subdivision. This second
request was recommended for approval by the Planning
and Zoning Commission subject to 22 conditions. The
applicant withdrew the request prior to Council
consideration.
ITEM #7
Page 1 of 4
TRANSPORTATION:
Sandy Lake Road is a C4D, collector, four-lane divided
concrete roadway contained within a 11 a-foot right-af-way.
SURROUNDING LAND USE & ZONING:
North -vacant, flood land: City of Carrollton
South -single f,amily and vacant; SF-7 (Single Family-7) and R
(Retail)
East - Carrollton ISO farm; A (Agriculture)
West -vacant; SF-12 residential lots (Single Family-12)
COMPREHENSIVE PLAN:
The CoppeJ/ Comprehensive Plan shows the property as
suitable for neighborhood retail and mixed use.
DISCUSSION:
This request is to allow a nursing and rehabilitation facility.
From a land use standpoint, this use is appropriate at this
location given the accessibility provided by Sandy Lake
Road with full median access for the western most driveway.
Although zoned and on the Future Land Use Plan as retail
and mixed use, this property is not an ideal retail location
and apparently not desirable for standard single family
residential uses, refer to History section above. Also, part of
the discussions of the 2030 Visioning Plan, suggested the
elimination of less desirable retail zoning and providing
housing for all age groups and housing needs. This project
addresses both of those objectives.
Specially, this proposal is for a one-story, "T" shaped building
with a central well-landscaped courtyard which is only
accessible from the interior of the building. This will be a 123
bed facility with a combination of one and two bedroom
suites, dining facilities, activity areas, library and a gym.
Parking is required at a ratio of one space per five beds plus
one per day staff, for a total of 80 spaces. They are
proposing 102 parking spaces which will e,ssentially surround
the building.
A 24 foot-wide fire lane encircles the building with two
driveways onto Sandy Lake Road. The western driveway
aligns with Riverchase Drive. This summer the city is planning
to install a traffic signal at this intersection. Given the direct
benefit to this property owners, the property owner may be
responsible for the cost of the 4th leg of this signal.
ITEM # 7
Page 2 of 4
The Landscape Plan also exceeds the minimum
requirements of the Zoning Ordinance where over 50% of
the property is devoted to landscaped and open areas.
There is a 30+ foot wide landscaped buffer along Sandy
Lake Road, a 50-foot open area along the west property line
(existing water line easement adjacent to the 250 foot wide
TP&L easement), and a heavily wooded flood plain area to
the north where the 28 existing trees are to be preserved. To
the east of this property, adjacent to undeveloped retail
land is additional landscaping which also exceeds the
minimum width of 10 feet. The Landscape Plan includes 90
3-inch caliper trees, hedge rows screening the parking along
Sandy Lake and various ornamental grasses, ground covers
and perennials. As previously discussed, the court yard,
albeit internal to the building, adds 7,200+1- square feet of
landscaped area for the use and enjoyment of its residents.
The elevations of the building indicate 100% masonry
exterior, utilizing a combination of brick and stone. The
applicant originally desired to include stucco for up to 20%
accent as an accent material. After discussions with staff,
the applicant replaced the stucco with stone prior to the
P&Z submission. A revised color board will be required. The
roof wjll be a residential style composite shingles. There is
one aesthetic issue with the fac;ade of the building. Staff is
very concerned with the proposed air conditioning units
under each window. While this is typical for this type of use it
distracts from the overall aesthetic of the building. The
zoning ordinance requires the screening of all mechanical
equipment which would apply to these air conditioning
units. Therefore staff is recommending that if an alternative
to these individual ale units is not available, then they be
completely screened with landscaping, low walls or a
combination.
Finally, the applicant is proposing a 60-square foot,
externally lit brick monument sign to be located. This sign is
compliant with Zoning Ordinance.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of PD-239-R, Denton Creek Nursing subject to the
following conditions:
1. The property owner may be responsible for the cost of the 4th leg of this
traffic signal at Sandy Lake and the western driveway.
2. . A revised drainage plan will be required with the submittal of engineering
plans.
3. Change the address of the project to 1410 West Sandy Lake.
ITEM #7
Page 3 of 4
4. In the event that an alternative to individual external air conditioning units is
not feasible, then a revised landscape plan will be required to indicate the
complete screening of these units.
5. Submission of a revised Color Board, eliminating the stucco.
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. Site Plan
2. Landscape Plan (2 pages)
3. Floor Plan
4. Elevations
ITEM #7
Page 4 of 4