PD190-AG010612 T H E ~C: I T Y 0 F
COPP-LLL
AGENDA REQUEST FORM
CITY COUNCIL MEETING: June 12, 2001 ITEM # [,~
ITEM CAPTION:
PUBLIC HEARING:
Consider approval of Case No. PD-190 Trinity Shores, zoning change request from R (Retail) to PD- SF-9
(Planned Development - Single-Family-9) to allow the development of 19 single-family homes on approximately
7.31 acres of property located on the south side of Sandy Lake Road, west of the Trinity River.
SUBMITTED ~
TITLE: x,,~D_?ector ot rlan_Eg~g
STAFF COMMENTS:
and Community Services
APPROVED
BY
CITY COUNCIL
DATE
Date of P&Z Meeting: May 19, 2001
Decision of P&Z Commission: Approved (5-0) with Commissioners Stewart, Nesbit, Kittrell, Clark and
Halsey voting in favor. None opposed.
Staff recommends approval subject to the following conditions:
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.
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of the Homeowner's association documents by the Ci~ A~omey.
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Agenda Request Fo~- ~evised /00 Document Name: ~PD190Tfinzc
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
ATTACHED TO
C.C. PACKET
.,,
CASE NO.: PD 190, TRINITY SHORES
P & Z HEARING DATE:
C.C. HEARING DATE:
May 17, 2001
June 12, 2001
LOCATION:
SIZE OF AREA:
CURRENT ZONING:
REQUEST:
Along the south side of Sandy Lake Road, west of the Trinity
River.
Approximately 7.34 acres of property.
R (Retail)
Planned Developmem District SF-9 (Single Family-9) for the
development of 19 single family homes.
APPLICANT:
Owner
Matthew Marchant
Hobart Development, Inc.
2125 N. Josey Lane, Suite 100
Carrollton, Texas 75006
972-841-6127
FAX 972446-1108
Engineer
Jahvani Consulting Engineers
2125 N. Josey Lane, Suite 202B
Carrollton, Texas 75006
972-446-0605
FAX 972-446-1108
HISTORY:
TRANSPORTATION:
This property has been zoned retail since the 1980's.
Sandy Lake Road is currently a two-lane asphalt road. On the
Thoroughfare Plan it is designated as a C4D/6. Initial improvemem
will 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
West -Single Family Homes and undeveloped; SF-9, Riverview Estates
and "R" - Retail
East - 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 corner 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 corner 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
Item # 4
Preliminary Plat which needs 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 between
Item# 4
lots 5 & 6, and an additional drainage easement is located at the rear of
lot 11, in line 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 property 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 west common area.
8. Confu-m 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) Staff Comments
Item # 4
2)
3)
4)
5)
Zoning Exhibit
Landscape Plan
Tree Survey
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
CONTA CT: TRA VIS CR UMP, FIRE MARSHAL.
COMMENT S TA TUS:
(972) 304-3503
......... PRELIMINARY .......
1. Cul-de-sac exceeds permissible length. Reduce cul-de-sac length or provide two ways in and out of subdivision.
APR ~6 2001