AGN REQ PH 031009 r '
AGENDA REQUEST FORM 7~ E.`' T".° F DEPT: PLANNING
C~PPELL DATE: March 10, 2009
~ ~ ~
l o
F x^~b .e q ITEM 1~
~ WORK SESSION ~ CONSENT a REGULAR
ITEM TYPE: PUBLIC HEARING
ITEM CAPTION:
Consider approval of Case No. PD-239-R, Denton Creek Nursing, a zoning change request from SF-12 (Single
Family-12), R(Retail) and O(Office) to PD-239-R (Planned Development-239-Retail) to attach a detail site plan to ailow
a 52,317-square-foot (123 beds) Nursing and Rehabilitation Facility on 6.47 acres of property located along the north
side of Sandy Lake Road, between Riverchase and Riverview Drives.
GOAL(S):
f~ " ~ ~
EXECUTIVE SUMMARY:
The following P 8~ Z conditions remain outstanding:
1. The property owner will be responsible for the cost of the 4th leg of this traffic signal at Sandy Lake and the western
driveway.
2. Submission of a revised drainage plan will be required with the submittal of engineering pians.
FINANCIAL COMMENTS:
RECOMMENDED ACTION: ~ ACTION TAKEN BY COUNCIL:
APPFtOVED BY
On February 19, 2009, the Planning Commission unanimously CITy COUNCIL
recommended approval of this zoning change (7-O), subject to the ABOVE DA'TE
above-stated conditions. Commissioners Jett, Shute, Frnka, Haas, Motion to close Public Hearing & Approve subject to
Sangerhausen, Kittrell and Shipley voted in favor, none opposed. conditions 1& 2 above
M - Peters
Staff recommends APPROVAL. S- Hinojosa-Flores
Vote - 5-1 ~ Libby Ball
Tunnell voted against zoos.os.~e
Franklin absent 10:19:13
-05'00'
Q04 PD-239-R, DCN, 1-AR
_ _ _
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
PD-239-R, Denton Creek NursinQ
P8Z HEARING DATE: February 19, 2009
C.C. HEARING DATE: March 10, 2009
STAFF REP.: Marcie Diamond, Assistant Director of Planning
LOCATION: North side of Sandy Lake Road, between Riverside and
Riverview Drives
SIZE OF AREA: 6.47 acres of property
CURRENT ZONING: SF-12 (Single Family-12), R(Retail) and O(Office)
REQUEST: A zoning change to PD-239-R (Planned Development-239-
~ Retail) to attach a detail site plan to allow a 52,317-square-
foot (123 bed) Nursing and Rehabilitation Facility.
APPLICANT: Prospective Purchaser: Engineer:
Larry Parker Gerry Monk
Broadmore Health Realty, LTD Monk Consulting Engineers
5467 New Copeland Road 1200 W. State Street
Tyler, Texas 75073 Garland, Texas 75040
903-521-7930 972-273-1763
FAX: 903-592-9292 FAX:972-272-8761
HISTORY: 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 18.86 acres of properfy, which
includes the subject property and additional 12 acres to the
east. The applicant did not appeal that recommendation
to Co~ncil 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 roadwpy contained within a 110-foot right-of-way.
SURROUNDING LAND USE 8 ZONING:
North -vacant, flood land: City of Carrollton
South -single family and vacant ; SF-7 (Single Family-7) and R
(Retail)
East - Carrollton ISD farm; A(Agriculture)
West -vacant; SF-12 residential lots (Single Family-12)
COMPREHENSIVE PLAN: The Coppell 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, parf 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 essentially 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
TP8~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 courf yard,
albeit internal to the building, Qdds 7,200+/- 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
P8~Z submission. A revised color board will be required. The
roof will be a residential style composite shingles. There is
one aesthetic issue with the fa~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 a/c 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:
l. The property owner may be responsible for the cost of the 4+h 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 East 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
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