BP 2012-06-21 PZag062112
Page 1 of 3
NOTICE OF PUBLIC HEARING & AGENDA
PLANNING & ZONING COMMISSION
June 21, 2012
COMMISSIONERS:
Edmund Haas – Chairman
Gregory Frnka – Vice Chairman
Anna Kittrell
Craig Pritzlaff
Charles Sangerhausen
Glenn Portman
Justin Goodale
MEETING TIME AND PLACE:
Pre-Session 6:00 p.m. 1st Floor Conference Room (Open to the Public)
Regular Session 6:30 p.m. Council Chambers (Open to the Public)
Notice is hereby given that the Planning & Zoning Commission of the City of Coppell, Texas will meet in
pre-session at 6:00 p.m. and in regular session at 6:30 p.m. on Thursday, June 21, 2012, to be held at
Town Center, 255 Parkway Boulevard, Coppell, Texas.
As authorized by Section 551.071(2) of the Texas Government Code, this meeting may be convened into
closed Executive Session for the purpose of seeking confidential legal advice from the City Attorney on
any agenda item listed herein.
The purpose of the meeting is to consider the following items:
ITEM # ITEM DESCRIPTION
PRE-SESSION: (Open to the Public)
1. Briefing on the Agenda.
REGULAR SESSION: (Open to the Public)
2. Call to Order.
3. Consider approval of the minutes for May 17, 2012.
4. Consider approval of the Walgreens (Electric Vehicle Charging Station), Site Plan
Amendment, to amend the existing site plan to allow an electric vehicle charging station to
occupy three (3) existing parking spaces on 1.8 acres of property located at 313 North Denton Tap
Road, being the northwest corner of Denton Tap Road and Parkway Blvd, at the request of Louis
Frisbie, P.E., Metropolitan Infrastructure.
STAFF REP.: Gary Sieb
ITEM # ITEM DESCRIPTION
ag062112
Page 2 of 3
5. Consider approval of the Ridgecrest Estates, Preliminary Plat, to allow 26 single-family lots and
two (2) common area lots on 6.69 acres of property located at the northeast corner of East Sandy
Lake Road and Lodge Street, at the request of Matt Alexander, Dowdey, Anderson & Associates,
Inc.
STAFF REP.: Marcie Diamond
6. PUBLIC HEARING:
Consider approval of CASE NO. PD-255-SF, Westhaven, a zoning change request from HC
(Highway Commercial) to PD-255-SF (Planned Development-255-Single Family), to permit the
development of 297 residential lots and 37 common area lots on 93.8 acres of proper ty located
south of S.H. 121, approximately 450 feet west of Magnolia Park, at the request of Terry Mitchell,
Contrast Development.
STAFF REP.: Marcie Diamond
7. Consider approval of the Westhaven, Preliminary Plat, being a preliminary plat to permit the
development of 297 residential lots and 37 common area lots on 93.8 acres of property located
south of S.H. 121, approximately 450 feet west of Magnolia Park, at the request of Terry Mitchell,
Contrast Development.
STAFF REP.: Marcie Diamond
8. Update on Council action for planning agenda items on June 12, 2012:
A. An Ordinance for CASE NO. PD-250R2-H, Old Town Addition (Main Street), Lot 2R,
Block E, a zoning change from PD-250-H to PD-250R2-H, for a pavilion, fountain, play
area and public restroom/ storage building on property located south of Houston Street and
north of Travis Street between West Main and East Main Streets.
B. An Ordinance for CASE NO. PD-250R3-H, Old Town Addition (Main Street) Entry
Feature, Lot 1RX, Block B, a zoning change from PD-250-H to PD-250R3-H, for an
Entry Feature on property located at the southeast corner of Bethel Road and Main Street.
C. An Ordinance for CASE NO. PD-250R4-H, Old Town Addition (Main Street) Parking
Lot, Lot 1R, Block A, a zoning change from PD-250-H to PD-250R4-H, for parking lot
with 80 parking spaces on property located at the northeast corner of Hammond Street and
Houston Street.
D. An Ordinance for CASE NO. PD-254-SF, Ridgecrest Estates, a zoning change from SF-
12 to PD-254-SF, to allow 26 single-family lots and two common area lots on property
located at the northeast corner of East Sandy Lake Road and Lodge Road.
E. CASE NO. PD-171R3-HC, GTE Shared Services Addition (Clear C2 Office), a zoning
change request from PD-171-HC to PD-171R3-HC, to revise the Concept Site Plan and
attach a Detail Site Plan for a 11,077-square-foot office building on property located on the
north side of Canyon Drive, east of S.H. 121
F. GTE Shared Services Addition, Lots 1R1A & 1R1B, Block 1, Replat, being a replat of
Lot 1R1, Block 1, of the GTE Shared Services Addition to establish a fire lane and utility
easements to support the development of a 11,077-square-foot office building on Lot 1R1B
located on the north side of Canyon Drive, east of S.H. 121.
G. CASE NO. PD-235-O to SF-12, Akula, a zoning change request from PD-235-O to SF-
12, to allow 0.83 acres of this property to be incorporated with the adjacent 1.46 acres of
property to permit the development of one single-family home located at 1180 Sandy Lake
Road.
ITEM # ITEM DESCRIPTION
ag062112
Page 3 of 3
H. Denton Creek @ Sandy Lake Addition, Lot 1R, Block A, Replat, being a replat of Lots
1 & 2, Block A, of the Denton Creek @ Sandy Lake Addition, into one residential lot
containing 2.29 acres of property located at 1180 Sandy Lake Road.
I. CASE NO. PD-116R2-SF-7, Chaucer Estates, Lots 4 & 7, Block C, a zoning change
request from PD-116R-SF-7 to PD-116R2-SF-7, to relocate and modify the existing rear
fences located at 187 Chaucer Court and 101 Dickens Drive.
J. CASE NO. PD-194R4-LI, Amberpoint Business Park, Lot 2R-3R, Block A, a zoning
change request from PD-194R3-LI to PD-194R4-LI, to allow a 300,800-square-foot
office/warehouse building on property located on the east side of Northpoint Drive, north
of Wagon Wheel Park.
K. Amberpoint Business Park, Lot 2R-3R, Block A, Replat, being a replat of Lot 2R3,
Block A to Lot 2R-3R, Block A, to establish a fire lane and utility easements to allow a
300,800-square-foot office/warehouse building on property located on the east side of
Northpoint Drive, north of Wagon Wheel Park.
L. Biodiversity Center, Site Plan, a site plan to allow the development of a nature center,
education hall, offices, including solar panels, a rainwater collection facility and related
uses on property located within Coppell Nature Park at 367 Freeport Pkwy.
9. Director’s Comments.
ADJOURNMENT
CERTIFICATE
I certify that the above Notice of Meeting was posted on the bulletin board at the City Hall of the City of
Coppell, Texas on this 15th day of June, 2012 at __________.
_________________________________
Juanita A. Miles
Planning Secretary
PUBLIC NOTICE STATEMENT FOR ADA COMPLIANCE
The City of Coppell acknowledges its responsibility to comply with the Americans with Disabilities Act
of 1990. Thus, in order to assist individuals with disabilities who require special services (i.e., sign
interpretative services, alternative audio/visual devices, and amanuenses) for participation in or access to
the City of Coppell sponsored public programs, services and/or meetings, the City requests that
individuals make requests for these services forty-eight (48) hours ahead of the scheduled program,
service and/or meeting. To make arrangements, contact Vivyon V. Bowman, ADA Coordinator or other
designated official at (972) 462-0022, or (TDD 1-800-RELAY, TX, 1-800-735-2989).
MIN051712
Page 1 of 9
MINUTES OF MAY 17, 2012
The Planning and Zoning Commission of the City of Coppell met in Pre-session at 6:00 p.m., and in
Regular session at 6:30 p.m., on May 17, 2012, in the Council Chambers of Coppell Town Center, 255
Parkway Boulevard, Coppell, Texas. The following Commissioners were present:
COMMISSIONERS:
Edmund Haas – Chairman
Gregory Frnka – Vice Chairman
Aaron Duncan
Anna Kittrell
Craig Pritzlaff
Also present were Planning Director, Gary Sieb; Assistant Planning Director, Marcie Diamond, City
Planner, Matt Steer; Graduate Engineer, Mike Garza; Deputy Fire Chief/Prevention, Tim Oates,
Director of Parks & Recreation, Brad Reid and Secretary, Juanita Miles.
Those absent were Commissioners Goodale, and Sangerhausen.
The purpose of the meeting is to consider the following items:
ITEM # ITEM DESCRIPTION
PRE-SESSION: (Open to the Public)
1. Briefing on the Agenda.
The Planning Commission was briefed on each posted agenda item in the Workshop Session.
No vote was taken on any item discussed.
REGULAR SESSION: (Open to the Public)
2. Call to Order.
Chairman Haas called the meeting to order.
3. Consider approval of the minutes for April 19, 2012.
Commissioner Kittrell made a motion to approve the minutes for April 19, 2012, as written.
Commissioner Pritzlaff seconded; motion carried (5-0), with Commissioners Pritzlaff, Frnka,
Haas, Duncan and Kittrell voting in favor. None opposed.
4. PUBLIC HEARING:
Consider approval of CASE NO. PD-171R3-HC, GTE Shared Services Addition (Clear
C2 Office), a zoning change request from PD -171-HC (Planned Development-171-
Highway Commercial) to PD-171R3-HC (Planned Development-171 Revision 3-Highway
Commercial), to revise the Concept Site Plan on 9.74 acres of property and attach a Detail
Site Plan for a 11,077-square-foot office building on 2.09 acres of property located on the
north side of Canyon Drive, east of S.H. 121, at the request of DFW Canyon Partners,
LTD, being represented by John Taylor, Azimuth Architecture.
STAFF REP.: Gary Sieb
ITEM # ITEM DESCRIPTION
MIN051712
Page 2 of 9
Presentation:
Director of Planning, Gary Sieb introduced this case to the Commission with exhibits,
elevations and color board. He mentioned three notices were mailed to property owners within
200 feet of this request; none returned in favor or in opposition. He stated that staff is
recommending approval subject to conditions which he read into the record
John Taylor, Azimuth Architects, Inc., 9661 Audelia Road, Suite 333-66, Dallas, Texas, was
present to represent this case, to address questions and stated he was in agreement with staff’s
recommendations with exception to the size of the parking spaces.
Public Hearing:
Chairman Haas opened the Public Hearing, asking for people who wanted to speak either in
favor or opposition or wanted to comment on this request to come forward. No one spoke.
Chairman Haas closed the public hearing.
Action:
Commissioner Kittrell made a motion to approve CASE NO. PD-171R3-HC, GTE Shared
Services Addition (Clear C2 Office), a zoning change request from PD-171-HC (Planned
Development-171-Highway Commercial) to PD-171R3-HC (Planned Development-171
Revision 3-Highway Commercial), subject to the following revised conditions:
1. Tree removal permit will be required prior to start of construction.
2. Additional comments may be added during detailed engineering plan review.
3. All parking spaces shall be 19 feet in length.
Commissioner Duncan seconded; motion carried (5-0), with Commissioners Pritzlaff, Frnka,
Haas, Duncan and Kittrell voting in favor. None opposed.
5. PUBLIC HEARING:
Consider approval of the GTE Shared Services Addition, Lots 1R1A & 1R1B, Block 1,
Replat, being a replat of Lot 1R1, Block 1, of the GTE Shared Services Addition, which
contains 9.74 acres of property, to establish a fire lane and utility easements to support
the development of a 11,077-square-foot office building on Lot 1R1B, which contains 2.09
acres of property located on the north side of Canyon Drive, east of S.H. 121, at the
request of DFW Canyon Partners, LTD, being represented by John Taylor, Azimuth
Architecture.
STAFF REP.: Gary Sieb
Presentation:
Director of Planning, Gary Sieb introduced this companion case to the Commission with
exhibits. He stated that staff is recommending approval with no outstanding conditions.
John Taylor, Azimuth Architects, Inc., 9661 Audelia Road, Suite 333-66, Dallas, Texas, was
present to represent this case, to address questions and stated he was in agreement with staff’s
recommendations.
ITEM # ITEM DESCRIPTION
MIN051712
Page 3 of 9
Public Hearing:
Chairman Haas opened the Public Hearing, asking for people who wanted to speak either in
favor or opposition or wanted to comment on this request to come forward. No one spoke.
Chairman Haas closed the public hearing.
Action:
Chairman Haas made a motion to approve the GTE Shared Services Addition, Lots 1R1A &
1R1B, Block 1, Replat, with no conditions. Vice Chairman Frnka seconded; motion carried
(5-0), with Commissioners Pritzlaff, Frnka, Haas, Duncan and Kittrell voting in favor. None
opposed.
6. PUBLIC HEARING:
Consider approval of CASE NO. PD-235-O to SF-12, Akula, a zoning change request
from PD-235-O (Planned Development-235-Office) to SF-12 (Single Family-12), to allow
0.83 acres of this property to be incorporated with the adjacent 1.46 acres of property to
permit the development of one single-family home located on the north side of Sandy
Lake Road, approximately 550 feet west of Starleaf Street (1180 Sandy Lake Road), at the
request of Dheerajk and Kavitha Akula, being represented by Robert Schneeberg,
Gonzales & Schneeberg, Engineers & Surveyors.
STAFF REP.: Gary Sieb
Presentation:
Director of Planning, Gary Sieb introduced this case to the Commission with exhibits. He
mentioned three notices were mailed to property owners within 200 feet of this request; none
returned in favor or in opposition. He stated that staff is recommending approval with no
conditions.
Kevin Kendrick, Aperture Development, 3904 Elm Street, Suite B, Dallas, Texas, was present
to represent this case, to address questions and stated he was in agreement with staff’s
recommendations.
Public Hearing:
Chairman Haas opened the Public Hearing, asking for people who wanted to speak either in
favor or opposition or wanted to comment on this request to come forward. No one spoke.
Chairman Haas closed the public hearing.
Action:
Vice Chairman Frnka made a motion to approve CASE NO. PD-235-O to SF-12, Akula, a
zoning change request from PD-235-O (Planned Development-235-Office) to SF-12 (Single
Family-12), with no conditions. Commissioner Duncan seconded; motion carried (5-0), with
Commissioners Pritzlaff, Frnka, Haas, Duncan and Kittrell voting in favor. None opposed.
7. PUBLIC HEARING:
Consider approval of the Denton Creek @ Sandy Lake Addition, Lot 1R, Block A, Replat,
being a replat of Lots 1 & 2, Block A, of the Denton Creek @ Sandy Lake Addition, into
ITEM # ITEM DESCRIPTION
MIN051712
Page 4 of 9
one residential lot containing 2.29 acres of property located on the north side of Sandy
Lake Road, approximately 550 feet west of Starleaf Street, at the request of Dheerajk and
Kavitha Akula, being represented by Robert Schneeberg, Gonzales & Schneeberg,
Engineers & Surveyors.
STAFF REP.: Gary Sieb
Presentation:
Director of Planning, Gary Sieb introduced this companion case to the Commission with
exhibits. He stated that staff is recommending approval with one condition which he read into
the record.
Kevin Kendrick, Aperture Development, 3904 Elm Street, Suite B, Dallas, Texas, was present
to represent this case, to address questions and stated he was in agreement with staff’s
recommendations.
Public Hearing:
Chairman Haas opened the Public Hearing, asking for people who wanted to speak either in
favor or opposition or wanted to comment on this request to come forward. No one spoke.
Chairman Haas closed the public hearing.
Action:
Chairman Haas made a motion to approve the Denton Creek @ Sandy Lake Addition, Lot
1R, Block A, Replat, subject to the condition that additional comments may be added during
detailed engineering plan review. Vice Chairman Frnka seconded; motion carried (5-0), with
Commissioners Pritzlaff, Frnka, Haas, Duncan and Kittrell voting in favor. None opposed.
8. PUBLIC HEARING:
Consider approval of CASE NO. PD-116R2-SF-7, Chaucer Estates, Lots 4 & 7, Block C, a
zoning change request from PD-116R-SF-7 (Planned Development-116 Revised-Single
Family-7) to PD-116R2-SF-7 (Planned Development-116 Revision 2-Single Family-7), to
relocate and modify the existing rear fences on 187 Chaucer Court and 101 Dickens
Drive, at the request of Michael Scrivner and Kevin Slaton, being represented by Kevin
Kendrick, Aperture Development.
STAFF REP.: Matt Steer
Presentation:
City Planner, Matt Steer introduced this case to the Commission with exhibits. He mentioned
27 notices were mailed to property owners within 200 feet of this request; none returned in
favor or in opposition. He stated that staff is recommending approval subject to conditions
which he read into the record.
Kevin Kendrick, Aperture Development, 3904 Elm Street, Suite B, Dallas, Texas, was present
to represent this case, to address questions and stated he was in agreement with staff’s
recommendations.
ITEM # ITEM DESCRIPTION
MIN051712
Page 5 of 9
Kevin Slaton, 101 Dickens Drive, Coppell, Texas, was available to address questions from the
Commission.
Public Hearing:
Chairman Haas opened the Public Hearing, asking for people who wanted to speak either in
favor or opposition or wanted to comment on this request to come forward. No one spoke.
Chairman Haas closed the public hearing.
Action:
Vice Chairman Frnka made a motion to approve CASE NO. PD-116R2-SF-7, Chaucer
Estates, Lots 4 & 7, Block C, a zoning change request from PD-116R-SF-7 (Planned
Development-116 Revised-Single Family-7) to PD-116R2-SF-7 (Planned Development-116
Revision 2-Single Family-7), subject to the following conditions:
1. Show the existing trees on Lot 4, Block C, and note on the plan that they will not be
affected by the six-foot wall relocation.
2. Change note on Lot 6, Block C, to read “six-foot brick wall relocated south nine feet as
allowed by a building permit issued on June 16, 1999.”
3. Change note on Lot 5, Block C, to indicate “decorative metal” in place of “brick”.
Commissioner Kittrell seconded; motion carried (5-0), with Commissioners Pritzlaff, Frnka,
Haas, Duncan and Kittrell voting in favor. None opposed.
9. PUBLIC HEARING:
Consider approval of CASE NO. PD-194R4-LI, Amberpoint Business Park, Lot 2R-3R,
Block A, a zoning change request from PD-194R3-LI (Planned Development-194 Revision
3-Light Industrial) to PD-194R4-LI (Planned Development-194 Revision 4-Light
Industrial), to attach a Detail Site Plan for a 300,800-square-foot office/warehouse
building on 19.4 acres of property located on the east side of Northpoint Drive, north of
Wagon Wheel Park, at the request of Cabot Properties, Inc., being represented by Mike
Meinhardt, Meinhardt & Associates.
STAFF REP.: Matt Steer
Presentation:
City Planner, Matt Steer introduced this case to the Commission with exhibits, elevations and
sign exhibits. He mentioned four notices were mailed to property owners within 200 feet of
this request; none returned in favor or in opposition. He stated that staff is recommending
approval with one condition which he read into the record.
Robert Dawson, Halff Associates, Inc., 1201 N. Bowser Road, Richardson, Texas and Ed
Kepner, Kepner Consulting, 740 Snowhill Trail, Coppell, Texas, were present to represent this
case, to address questions from the Commission and stated agreement with staff’s
recommendations.
ITEM # ITEM DESCRIPTION
MIN051712
Page 6 of 9
Public Hearing:
Chairman Haas opened the Public Hearing, asking for people who wanted to speak either in
favor or opposition or wanted to comment on this request to come forward. No one spoke.
Chairman Haas closed the public hearing.
Action:
Commissioner Kittrell made a motion to approve CASE NO. PD-194R4-LI, Amberpoint
Business Park, Lot 2R-3R, Block A, a zoning change request from PD-194R3-LI (Planned
Development-194 Revision 3-Light Industrial) to PD-194R4-LI (Planned Development-194
Revision 4-Light Industrial), subject to the condition that additional comments may be
generated upon detailed engineering plan review. Vice Chairman Frnka seconded; motion
carried (5-0), with Commissioners Pritzlaff, Frnka, Haas, Duncan and Kittrell voting in favor.
None opposed.
10. PUBLIC HEARING:
Consider approval of the Amberpoint Business Park, Lot 2R-3R, Block A, Replat, being a
replat of Lot 2R3, Block A to Lot 2R-3R, Block A, to establish a fire lane and utility
easements to support the development of a 300,800-square-foot office/warehouse building
on 19.4 acres of property located on the east side of Northpoint Drive, north of Wagon
Wheel Park, at the request of Cabot Properties, Inc., being represented by B. Dave
Littleton, Halff Associates.
STAFF REP.: Matt Steer
Presentation:
City Planner, Matt Steer introduced this companion case to the Commission with exhibits. He
stated that staff is recommending approval subject to one condition which he read into the
record.
Ed Kepner, Kepner Consulting, 740 Snowhill Trail, Coppell, Texas, was present to represent
this case, to address questions and stated agreement with staff’s recommendations.
Public Hearing:
Chairman Haas opened the Public Hearing, asking for people who wanted to speak either in
favor or opposition or wanted to comment on this request to come forward. No one spoke.
Chairman Haas closed the public hearing.
Action:
Vice Chairman Frnka made a motion to approve the Amberpoint Business Park, Lot 2R-3R,
Block A, Replat, subject to the condition that additional comments may be added during
engineering plan review. Commissioner Duncan seconded; motion carried (5-0), with
Commissioners Pritzlaff, Frnka, Haas, Duncan and Kittrell voting in favor. None opposed.
11. Consider approval of the Biodiversity Center, Site Plan, a site plan to allow the
development of a nature center, education hall, offices, including solar panels, a rainwater
collection facility and related uses on 3.15 acres of property located within Coppell Nature
ITEM # ITEM DESCRIPTION
MIN051712
Page 7 of 9
Park (367 Freeport Pkwy), at the request of the Coppell Parks and Recreation
Department, being represented by Terry Hoyle, SHW Group.
STAFF REP.: Matt Steer
Presentation:
City Planner, Matt Steer introduced this case to the Commission with exhibits, elevations and
color board. He stated that staff is recommending approval with conditions which he read into
the record.
Terry Hoyle, SHW Group, Inc., 5717 Legacy Drive, Suite 250, Plano, Texas, was present to
represent this case, to address questions and stated agreement with staff’s recommendations.
He also addressed the Commission’s concerns about the glare from the solar roof panels onto
the adjacent baseball fields.
Brad Reid, Parks & Recreation (City of Coppell), 816 S. Coppell Road, Coppell, Texas,
addressed Commission’s questions about the usage of the facilities.
Action:
Commissioner Pritzlaff made a motion to approve the Biodiversity Center, Site Plan, subject
to the following conditions:
1. Insure the glare generated from the solar roof panels will not impact the surrounding
ball fields.
2. Revise the site plan to depict the floodplain boundaries correctly.
3. Include the location of the proposed structure on the vicinity map.
4. Additional comments may be generated upon detailed engineering review.
Vice Chairman Frnka seconded; motion carried (5-0), with Commissioners Pritzlaff, Frnka,
Haas, Duncan and Kittrell voting in favor. None opposed.
Chairman Haas recused himself from the next case due to a conflict of interest and turned the meeting
over to Vice Chairman Frnka.
12. PUBLIC HEARING:
Consider approval of CASE NO. PD-255-SF, Westhaven, a zoning change request from
HC (Highway Commercial) to PD-255-SF (Planned Development-255-Single Family), to
permit the development of 297 residential lots and 37 common area lots on 93.8 acres of
property located south of S.H. 121, approximately 450 feet west of Magnolia Park, at the
request of Terry Mitchell, Contrast Development.
STAFF REP.: Marcie Diamond
Presentation:
Assistant Director, Marcie Diamond, introduced this case to the Commission with exhibits and
color board. She stated that staff is recommending that no formal action be taken on this case
until it is re-advertised for the June 21, 2012, meeting so that the case can be discussed by the
Commission and outstanding conditions be addressed by the applicant.
ITEM # ITEM DESCRIPTION
MIN051712
Page 8 of 9
Terry Mitchell, Contrast Development, LLC, 300 E. Carpenter Frwy, Suite 190, Irving, Texas,
presented this case with a slide presentation to the Commission, and along with his associates
Brad Meyer and Mike Brady addressed questions from the Commissions concerning staff’s
technical issues with this request.
Public Hearing:
Vice Chairman Frnka opened the Public Hearing, asking for people who wanted to speak either
in favor or opposition or wanted to comment on this request to come forward. No one spoke.
Vice Chairman Frnka closed the public hearing.
Action:
Commissioner Pritzlaff made a motion to hold CASE NO. PD-255-SF, Westhaven, a zoning
change request from HC (Highway Commercial) to PD-255-SF (Planned Development-255-
Single Family), to re-advertise this request for the June 21st P&Z meeting to address the
technical issues before approval. Vice Chairman Frnka seconded; motion carried (4-0), with
Commissioners Pritzlaff, Frnka, Duncan and Kittrell voting in favor. None opposed.
Chairman Haas rejoined to the meeting.
13. Update on Council action for planning agenda items on May 8, 2012:
A. An Ordinance for CASE NO. PD-253-H, Old Town Water Tank/Office Addition,
Lots 1 & 2, Block A, a zoning change from H to PD-253-H, to allow for office use
and retain the existing water storage tank on property located at 616/618 South
Coppell Road.
B. An Ordinance for CASE NO. PD-95R-SF-9, Shadow Ridge Estates I, Lot 10, Block
A, a zoning change from PD-95-SF-9 to PD-95R-SF-9, to allow for a 767.5-square-
foot garage expansion on property located at 202 Southern Belle Drive.
C. An Ordinance for CASE NO. PD-250R-H, Darling Patio Homes, Lots 1R-32R,
Block F, Lots 2R-13R, Block G and Lot 2RX, Block G, Old Town (Main Street), a
zoning change from PD-250-H, to PD-250R-H, to allow 44 patio-home lots and one
common area lot on property located west of South Coppell Road and north of
Burns Street.
D. A six-month extension to the expiration date of June 13, 2012, Red Hawk Addition,
Lot 28R, Block A, Replat, to December 13, 2012.
E. CASE NO. PD-254-SF, Ridgecrest Estates, a zoning change request from SF-12 to
PD-254-SF, to allow 26 single-family lots and two common area lots on property
located at the northeast corner of East Sandy Lake Road and Lodge Road.
F. CASE NO. PD-250R2-H, Old Town Addition (Main Street), Lot 2R, Block E , a
zoning change request from PD-250-H to PD-250R2-H, for a pavilion, fountain,
play area and public restroom/ storage building on property located south of
Houston Street and north of Travis Street between West Main and East Main
Streets.
G. CASE NO. PD-250R3-H, Old Town Addition (Main Street) Entry Feature, Lot
1RX, Block B, a zoning change request from PD-250-H to PD-250R3-H, for an
Entry Feature on property located at the southeast corner of Bethel Road and
Main Street.
ITEM # ITEM DESCRIPTION
MIN051712
Page 9 of 9
H. CASE NO. PD-250R4-H, Old Town Addition (Main Street) Parking Lot, Lot 1R,
Block A, a zoning change request from PD-250-H to PD-250R4-H, for parking lot
with 80 parking spaces on property located at the northeast corner of Hammond
Street and Houston Street.
I. Old Town Addition (Main Street), Blocks A thru E, Replat, being a replat of
Blocks A thru E into Lots 1R to 4R, Block A; Lots 1R & 1RX, Block B; Lots 1R to
6R, Block C; Lots 1R to 11R, Block D and Lots 1R1, 1R2 & Lot 2R, Block E, to
establish lots, easements and an alley right-of-way on property located South of
Bethel Road, between Hammond Street and East Main Street.
J. First Baptist Church of Coppell, Lot 1, Block A, Site Plan Amendment, to allow a
740-square-foot building expansion, revised elevations, the addition of a covered
drop-off area and modifications to the landscaping and parking on property
located at 590 S. Denton Tap Road.
During the Pre-Session, Planning Director, Gary Sieb advised the Commission of Council’s
actions on May 8, 2012 and stated that Council approved all of the above-stated items.
14. Director’s Comments.
Mr. Sieb stated that this was Commissioner Duncan’s last meeting; he will be missed and look
forward to his contribution as a Council Member for the City of Coppell.
ADJOURNMENT
With nothing further to discuss, the meeting adjourned at approximately 09:38 p.m.
__________________________________
Edmund Haas, Chairman
__________________________________
Juanita A. Miles, Secretary
ITEM # 4
Page 1 of 3
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
Walgreens (Electric Vehicle Charging Station), Site Plan Amendment
P&Z HEARING DATE: June 21, 2012
C.C. HEARING DATE: July 10, 2012
STAFF REP.: Gary L. Sieb, Director of Planning
LOCATION: 313 North Denton Tap Road
SIZE OF AREA: 1.8 acres of property
CURRENT ZONING: TC (Town Center)
REQUEST: A site plan amendment to amend the existing site plan to allow an electric vehicle
charging station to occupy three (3) existing parking spaces.
APPLICANT: Owner Representative
Walgreens Metro. Infrastructure
Susie Schneider Louis Frisbie, P.E.
106 Wilmot Rd. 9601 White Rock Trail
Deerfield, IL. 60015 Suite 204
(806) 315-5911 Dallas, TX. 75238
(214) 341-1501
Fax: (214) 341-1640
Email: lrfrisbie@metroinfrastructure.com
HISTORY: A 13,905 square foot Walgreen Drug Store was constructed at the northwest
corner of Denton Tap Road and Parkway Boulevard in 1997. Other than this
retail store, there has been no additional development activity on this site.
TRANSPORTATION: Denton Tap Road is an existing six-lane divided thoroughfare contained within a
100 foot right-of-way; Parkway Boulevard is a developed C4D, 4-lane divided
collector in a 90 foot wide right-of-way.
ITEM # 4
Page 2 of 3
SURROUNDING LAND USE & ZONING:
North: Veterinary clinic; TC, Town Center
South: Huntington Ridge; PD-SF-9, Planned Development SF-9
East: Stonemeade Estates; SF-7. Single family-7
West: Day care facility: TC, Town Center
COMPREHENSIVE PLAN:
Coppell 2030, A Comprehensive Master Plan, shows this property as appropriate
with its existing use as a residential neighborhood which supports limited
commercial uses.
DISCUSSION: This request is a first for Coppell! The applicant is requesting to locate an electric
vehicle charging station on the Walgreen drug store site. We have been told that
Walgreen’s has contracted with Aerovironment, Inc. of Monrovia, California to
construct a number of these stations on Walgreen’s sites across the country.
Locally, this contract is being represented by Metropolitan Infrastructure, the
applicant in this case.
Although we support the entire concept of charging stations, we have some
reservations regarding this proposal. Make no mistake about it, we support the
concept, but we have reservations regarding the location of this station, the lack of
adequate screening, the amount of signage, among others. To begin with, it is
proposed to be located in front of the Walgreen Drug Store adjacent to Denton
Tap Road (replacing 3 existing parking spaces), a Primary Image Zone. We are
concerned with the aesthetics of the station, as it appears to be a series of
cylinders and light poles. Second, if the station were to be located in this Zone,
substantially more landscaping would be necessary to screen it from the street.
Third, advertising signs on the equipment need to be removed. Fourth, and
perhaps the most onerous element of this request is this specific location. We
support the use, but the location needs to be changed. These stations are
beginning to appear throughout the Metroplex. A more desirable location might
be a library site or grocery store (where patrons spend more time allowing the
auto to obtain a longer charge). If the station were moved to the west end of the
Walgreen’s lot, we could endorse this request. However, based upon the location
requested, we cannot support the application.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending DENIAL of the request, but encourages the applicant to reconsider placement of the
charging station. We would welcome a revised application in a more appropriate location.
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
ITEM # 4
Page 3 of 3
ATTACHMENTS:
1. Site Plan Locational Drawing
2. Layout Elevation of Charging Station
3. Frontal View of Charging Station
ITEM # 5
Page 1 of 3
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
Ridgecrest Estates, Preliminary Plat
P&Z HEARING DATE: June 21, 2012
C.C. HEARING DATE: July 10, 2012
STAFF REP.: Marcie Diamond, Assistant Director of Planning
LOCATION: NEC of East Sandy Lake Road and Lodge Road
SIZE OF AREA: 6.69 acres of property
CURRENT ZONING: PD-254-SF (Planned Development-254-Single Family)
REQUEST: Preliminary Plat approval to allow 26 single-family lots and two common area
lots.
APPLICANT: Owner: Civil Engineer:
SIVAII VILLAS LTD Matt Alexander
13518 Peyton Dr. Dowdey, Anderson & Associates
Dallas, Texas 75240 5225 Village Creek Drive
214-566-8059 Plano, Texas 75093
972-931-0694
HISTORY: In June 1998, Council denied a requested rezoning from SF-12 to a PD for SF-7
to permit the development of 23 single-family homes on this tract with an average
lot size of 9,398 square feet and a net density of 3.48 dwelling units per acre. At
that time, the Comprehensive Plan designated this area as Low Density
Residential, which was defined as one to three dwelling units per acre. There was
significant neighborhood opposition to this request.
On May 12, 2012 Council approved PD-254-SF which established the lotting
pattern and special conditions for the development of 26 single -family lots and
two common area lots on this tract of land. This approval was in part based on the
Coppell 2030, A Comprehensive Master Plan, designates this property as suitable
for Urban Residential Neighborhood, which is defined as areas to provide “for a
wide variety of higher density residential uses (typically greater than four
dwelling units per acre)”. The Ordinance for PD-254-SF was passed by Council
on June 12, 2012.
ITEM # 5
Page 2 of 3
TRANSPORTATION: Sandy Lake Road is designated as a four-lane divided thoroughfare and is built to
standard within a 110-foot right-of-way.
Lodge Road is a Local Street built to standard paving width; within a substandard
right-of-way of 50 feet (60 feet is standard).
SURROUNDING LAND USE & ZONING:
North – Pecan Valley; PD-113-SF-9
South -Highland Meadows; PD-99-SF-7 and
Stringfellow Addition; SF-12
East – Rejoice Lutheran Church; SF-12
West – Carrick Addition; SF-12
Pecan Ridge Estates – PD-113-SF-9
COMPREHENSIVE PLAN:
Coppell 2030, A Comprehensive Master Plan, designates this property as suitable
for Urban Residential Neighborhood, which is defined as areas to provide “for a
wide variety of higher density residential uses (typically greater than four
dwelling units per acre) that serve the needs of residents seeking alternatives to
low and medium density single-family detached housing”.
DISCUSSION: This is a companion request to the PD zoning that was approved to allow 26
single family lots ranging in size from 6,450 to 10,629 square feet and two
common area lots. This property could be considered a redevelopment site,
whereas there are 12 existing homes and one barn on the property. It is staff’s
understanding that the former property owner, who originally moved these
structures onto the property from various areas in the metroplex, will once again
preserve and relocate the existing structures.
There are also various easements (permanent and temporary construction
easement and drainage) which need to be abandoned. These easements were
established by the city by separate instruments and they will need to be
abandoned by a similar method. Prior to the Final Plat being filed with Dallas
County, these easements will be abandoned by council action and these
instruments will be filed for record with the plat.
All necessary easements are being depicted on this preliminary plat, including a 5
foot wide wall maintenance easement along the east property line, as well as
drainage and utility easements to serve this development.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of the Ridgecrest Estates, Preliminary Plat, subject to:
1. Revising the notes which state that the easements (TO BE ABANDONED BY THIS PLAT) to
(WILL BE ABANDONED BY COUNCIL ACTION).
2. During detail engineering plan review the drainage will also be further evaluated.
3. A tree removal permit will be required prior to the removal of any trees.
4. Park Development fees in the amount of $1,285 will be assessed at the time of the Final Plat.
ITEM # 5
Page 3 of 3
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. Preliminary Plat
ITEM # 6
Page 1 of 7
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: PD-255-SF, Westhaven
P&Z HEARING DATE: May 17, 2012 June 21, 2012
C.C. HEARING DATE: July 10, 2012
STAFF REP.: Marcie Diamond, Assistant Director of Planning
LOCATION: South of S.H. 121, approximately 450 feet west of Magnolia Park
SIZE OF AREA: 93.8 acres of property
CURRENT ZONING: HC (Highway Commercial)
REQUEST: A zoning change to PD-255-SF (Planned Development-255-Single Family), to
permit the development of 297 residential lots and 37 common area lots.
APPLICANT: Owners: Prospective Purchaser:
Hawkeye Realty Schreibner, L.P. Terry Mitchell
Attn: Robert B. Payne, Jr. Contrast Development L.L.C.
4809 Cole Avenue, Suite 245 L.B.136 300 E. Carpenter Frwy.
Dallas, Texas 75205 Suite 940
Irving, Texas 75062
Howsley, et. al. 214-793-7685
Attn: William Howsley terry.mitchell@contrastdevelopment.com
2528 Pelican Bay Drive
Plano, Texas 75093
HISTORY: The subject property was zoned Light Industrial in 1983, which was prior to the
establishment of the alignment of S.H. 121 (formally Spur 553 and S.H. 121
Bypass). In 2003, the designation on the Comprehensive Land Use Plan was
changed from Light Industrial/Showroom Uses to Freeway Commercial. As part of
the Council’s action, this property was also rezoned from Light Industrial to
Highway Commercial. The purpose of these revisions was to encourage the
development of more freeway-dependent uses, such as office/ retail/ hotel/
commercial which would be constructed under higher development standards
(facades of brick and stone, controlled signage, etc.) than permitted by industrial
standards (tilt-wall). The property to the east, between the subject property and
Magnolia Park retained its Retail zoning.
At the May 17th meeting, the Planning and Zoning Commission discussed this
request and the outstanding issues as enumerated by staff. P&Z expressed
several additional issues and concerns. The applicant revised the submittal
ITEM # 6
Page 2 of 7
and the changes are summarized in the Recommendation Section of this
report.
TRANSPORTATION: State Highway 121 is a Freeway (Principal Arterial) built to standard, within a
variable right-of-way.
SURROUNDING LAND USE & ZONING:
North- S.H. 121
South - The Mansions by the Lake, Village at Cottonwood Creek VI and
Copperstone: PD-160-MF-2, SF-7 and SF-9
East - Undeveloped; Retail and Magnolia Park; PD-133-SF-9
West - S.H. 121
COMPREHENSIVE PLAN:
Coppell 2030, A Comprehensive Master Plan, designates this property as suitable
for Urban Residential Neighborhood, which is defined as areas to provide “for a
wide variety of higher density residential uses (typically greater than four
dwelling units per acre) that serve the needs of residents seeking alternatives to
low and medium density single-family detached housing”.
DISCUSSION: As discussed above, in the 1980’s, prior to the construction of SH 121, this
property was envisioned for industrial development, and in 2003 the vision
changed to freeway dependent commercial uses. The Coppell 2030, A
Comprehensive Master Plan, determined that this property was most suitable for
Urban Residential Development, which encourages a variety of higher density
residential uses. The applicants of this request originally designed a truly mixed
use residential development, which included high density (multifamily) as well as
a variety of smaller lot single family uses. In an attempt to be pro-active they
presented this plan to the surrounding HOA’s prior to formal submission to the
City. There was overwhelming opposition from the residents to the highest
density component (MF) but general support for the detached single family,
regardless of the density. Therefore, this proposed PD includes only detached
single family uses. The minimum lot areas range in size from 3,100 square feet to
5,200 square feet, and 40 acres (almost 40% of the land area) is designated as
open space and common areas. The PD incorporates many of the concepts and
design standards of the DRAFT RBN (Urban Residential Neighborhood) zoning
district which is to provide an implementation tool for the Urban Residential
Neighborhood land use designation as shown on the Coppell 2030, A
Comprehensive Master Plan.
DETAIL SITE PLAN
The Detail Site Plan specifies the lotting patterns, street alignments and open
spaces of this proposal. Of the 297 lots proposed, 200 lots (2/3rd of total) will
have a minimum lot size of 5,200 square feet, designated as RBN-5 (Residential
Urban District-5). Approximately 16% (47 lots) will have a minimum lot size of
4,200 square feet, (RBN-4) and the remaining 50 lots (17%) will be a minimum of
ITEM # 6
Page 3 of 7
3,100 square feet (RBN-3). The smaller lots are generally located in the northern
portion of the property. Along the southern boundary a substantial (27 acre) open
space area with nature areas, ponds and a trail system is planned. The northern
border of the property is SH 121. To provide a visual and noise buffer, the plan
includes common area lots parallel to the R.O.W. with a 6-foot brick wall on top
of a 4- foot berm. In addition, there is a 50’ minimum setback from the SH 121
R.O.W. for all residential structures.
This proposal includes four streets intersecting with SH 121. However access to
this property will be a challenge. The main entry street, Westhaven (with
landscaped entry feature and promenade) and proposed Bridge Street will be
accessible from the service road of SH 121, if exiting at Sandy Lake Road. The
western most street can only be accessed from the north, and it requires a U-turn
movement from southbound S.H. 121. The 4th point of access, which is in close
proximity to the eastern property line may be accessed by exiting the Denton Tap
Road exit from SH 121. It is staff understanding that the applicant has contacted
TxDOT, to receive approval of the location of the street intersections, however,
no formal response from that agency has been received. An additional meeting
was held with TxDot, however the applicant is still waiting on confirmation
that these street intersections with SH 121 are acceptable
The internal street system will be a combination of a typical residential street
section (50’ R.O.W.) and a modified street section to allow for designated on-
street parking (58’ R.O.W.) as proposed in the DRAFT RBN District regulations.
While the on-street parking with landscaped “bump-outs” is preferable from an
aesthetic perspective, from a safety standpoint, additional on-street parking
restrictions will be required. No parking adjacent to the curb on the same side of
the street that designated on-street parking is provided (i.e. Canterbury and Bridge
Streets) will be permitted. Generally, no parallel parking will be permitted
adjacent to any common open space lot. However, where this special parking is
provided, on-street parking on the other side of the street may be warranted. A
more detail analysis on a street-by-street basis is warranted. The Detail Site Plan
has been revised to add additional designated on-street parking areas. The
ratio of 0.5 spaces per RBN-3 and RBN-4 lots has been increased to a ratio of
0.75 per lot.
Given that the property between the subject property and the existing Magnolia
Park residential subdivision has the same Land Use Designation as the subject
property, staff has required a stub-out street be provided to support the
development of this property for uses as envisioned on the 2030 Plan. The
proposal currently shows a street approximately midway along this property line.
Additional analysis may be required to determine if additional stub-outs should be
required and/or if this one needs realignment. Staff has contacted the
neighboring property owner and has received no response; therefore the plan
is acceptable as submitted. Staff is also concerned about several of the streets
being “straight shots” which encourages an increase travel speed, therefore traffic
calming devises should also be examined. A “No Parking & Traffic Calming
Exhibit” has been included in this re-submittal. It designates areas that
warrant Traffic Calming devices (e.g small sections of reduced pavement
ITEM # 6
Page 4 of 7
width). However, the specifics of the device at each location will be
determined at the time of final engineering.
REQUESTED VARIANCES TO SUBDIVISION ORIDINANCE
Included in the master plan for this development, is a request to allow six
intersections with substandard turning radii to that which is required by the
Subdivision Ordinance. There is a concern from a health, safety and welfare
standpoint, that the city’s fire trucks would not be able to make turning
maneuvers, especially with on-street parking. The applicant has submitted turning
radii maneuvering exhibits to address these concerns. However, each of these
intersections needs to be re-analyzed and revised to assure proper safety.
Potential solutions may involve lot redesigns, street realignments, roll-down curbs
and parking prohibitions and/or a combination of these. Each intersection has
been reviewed by the Fire Marshal, Engineering and Planning, and through
a combination of designated no-parking areas, additional tree setback and
minor realignments, these variances are now acceptable.
DEVELOPMENT REGULATIONS
Development standards for each proposed district, as well as the overall project
are included. While these standards are based on the proposed DRAFT RBN
District, they have been adjusted to be applicable for this specific development.
RBN-3 – smallest of the three districts, allowing 30-foot wide, zero-lot line lots,
with 5’ side yards on the non-zero side. The front build-to lines will be 10’, also
allowing for porches to encroach on this front yard by 4 feet. These units will
have alley access, and building and garage setback will be a minimum of 20 feet
from the alley.
RBN-4 – is similar to RBN-3, except the lots will be a minimum of 40 feet wide
and the minimum building separation (setback on the non-zero side) will be 10
feet. These will also be rear-entry products.
RBN-5 – a majority of the lots (67%) will fall under these district regulations.
These lots will be a minimum of 50 feet wide and 110 feet deep. Side yards will
be 5 feet and the rear, 15 feet. The front build-to line will be 15 feet, with a
minimum 20’ garage setback. As mentioned above, there are several long,
straight streets, with 15 plus homes lined up in a row. The applicant has added a
provision which requires that for blocks with 5 of more houses, a minimum of
20% and a maximum of 50% shall have a 20’ build-to instead of the 15 foot,
providing a more interesting streetscape. There will be 200 front-entry homes on
50 foot lots, staff is recommending the applicant consider 22-foot setback for
front facing garages to assure that vehicles do not overhang the sidewalks . This
22 foot garage setback has been incorporated in the development regulations.
The development standards also address the architectural elements as included in
the DRAFT RBN district, including Building Orientation, Style and Design. In
addition, this PD includes lighting, exterior color finishes, roofing and fencing.
Specifically, fencing abutting Westhaven Park (proposed entry feature park) and
Denton Creek Park (ponds/trails along the southern property line) shall be limited
to wrought iron. Board-on-board cedar fencing with a uniform decorative cap is
ITEM # 6
Page 5 of 7
required along street rights-of-way. Finally, along SH 121 there will be a 6’ foot
grey limestone and thin wall brick wall to be constructed on a 4-foot berm.
However, the details indicate columns spaced at 40 feet on-center. The Zoning
Ordinance requires columns to be expressed a minimum of 10 feet and a
maximum of 30 feet. The wall elevations have been revised to reflect the
columns being 30 feet on-center. Also a clarification is needed as to the
maintenance responsibility of the portion of the 4:1 sloped berm which is within
residential lots, verses within a common area lot. A 5’foot wall maintenance
easement has been included on the rear of these lots.
TREE MITIGATION/OPEN SPACES
As noted above, approximately 40% of this land will be designated as common
open space for the use and enjoyment of the residents. Detail Landscape Plans
have been included for each common area. These plans incorporate plant
materials from our recently revised plant list which promote the use of
Xeriscaping.
There are a variety of open spaces including: small, landscaped out-lots nestled
within the residential blocks; larger stand-alone lots with formal seating and play
areas; entry features with fountains as well as a 27 acre tract to be developed with
ponds and trails along the southern boundary of this property. This 27 acre tract
abuts the privately maintained common areas of The Mansions and Villages of
Cottonwood Creek, as well as the City’s Denton Creek Park. All the amenity
areas will be built by the developer and maintained by the Westhaven
Homeowners Association.
As required with all developments, a detailed tree survey and mitigation plan was
submitted. Approximately 30% of the caliper inches of trees will be preserved,
especially within the pond and creek areas. The removal of the remaining 70%
for drainage and lot development requires a retribution fee of approximately $1.38
million, which includes preservation credit and credit for all trees planted within
common areas and street trees on private lots. The city’s ordinance allows the
granting of impact fees as credits towards retribution fees. Based on 297 lots, a
credit of $381,645 ($1,285 per lot) may be applied. As part of this development
the applicant has offered to construct a portion of the city’s 8-foot wide trail
system to connect this development with the existing trail system, which includes
three pedestrian bridges. The estimated cost of these improvements is $436,000
and credits for these improvements would also be appropriate. The applicant is
requesting relief from the remainder of the $562,335 due. This additional relief
from the mitigation fees will ultimately be the decision of Council, as they are the
only body with the authority to waive fees.
Engineering Issues
As previously discussed, TxDOT’s approval of the location of the streets
intersecting SH 121 is critical to this development. Additional meetings have
occurred, however no formal response has been received . There is also a
question as to the capacity of the sewer system to support this development. This
issue is currently being studied and the results of the study are anticipated in the
next couple of weeks. The study is still in progress. Finally, the submission of
flood plain study (CLOMR) is required. The study has been submitted and is
ITEM # 6
Page 6 of 7
being reviewed by one of the City’s consulting engineering firms The
applicant group is aware of and working on these issues. It is recommended that
there be substantial progress on these issues prior to any formal action being
taken.
Advertising Issues
This project was advertised on May 4th as a proposed 296 residential lot
development. When this project was resubmitted on May 8th for P&Z packet, the
lot count increased by one lot to 297. Based on advice from our City Attorney,
this case may be reviewed and discussed at the May 17th Planning and Zoning
Commission meeting, however, any formal action on this request will need to be
delayed until it is re-advertised for June 21st meeting. This has been advertised
for 297 lots.
The applicant is agreeable to a 30-day delay to permit the inclusion of this
additional lot, as well as to address other issues as discussed in this staff report.
Finally, given the scope and size of this project, this will also provide the
Planning and Zoning Commission additional opportunity to review and discuss
this request.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending that no formal action be taken on this case until it is re-advertised for the
June 21, 2012 Planning and Zoning Commission meeting, however discussion may be held to
address issues relating to this case. Outstanding issues include: The following is a summary of
the applicant’s responses to the outstanding issues:
1. Further analysis of and revisions to the proposed street intersections with substandard radii.
• Each intersection was analyzed and various tree setbacks, right-of-way
adjustments and no parking areas were included.
2. Analysis of the need for an additional street stub-out to the property to the east.
• Staff has received no response from the abutting property owner; therefore the
Detail Site Plan is acceptable as presented.
3. A more detail analysis of the location of permitted and prohibited on-street parking on a
street by street basis.
• The ratio of designated on-street (bump-out) parking was increased from 0.50 to
0.75 spaces per RBN-3 and RBN-4 units, increasing the number of spaces from
49 to 73. All areas contain 6 spaces or less, except one area on Canterbury Court
which contains 10 spaces in a row. Staff is recommending that a bump-out be
included generally mid-way along this row of parking.
4. Inclusion of traffic calming devises for various streets.
• Areas where these devices are needed have been identified on the No Parking &
Traffic Calming Exhibit.
5. TxDOT’s approval of the location of the streets intersecting SH 121.
• The applicant has met with TxDOT, and appeared to have support, however no
official written response has been received.
6. Submission of the sanitary sewer analysis to ensure that the existing system has the capacity
available to provide service to this development.
• In progress
7. Submission of the floodplain study (CLOMR).
• In progress
ITEM # 6
Page 7 of 7
8. Consideration of providing 22 foot setbacks for front entry garages.
• Provided
9. Revision to the column spacing on the wall along SH 121 to 30’ on-center, and defining the
maintenance responsibility of the portion of the 4:1 berm which is within residential lots,
verses within a common area lot.
• Provided
The following are additional issues/concerns discussed at the Planning and Zoning
Commission meeting on May 18th.
10. Capacity of Schools
• Attached letter from Sid Grant, Assistant Superintendent of Business and
Support, which states that CISD has factored in this development in future
enrollment projections.
11. Noise from SH 121
• A noise study has been commissioned by the applicant. Results are expected at
the June 21st Planning and Zoning Commission meeting.
12. Home Sizes
• The applicant increased the minimum home sizes from 1,200 in all districts to
1,600 in RBN-3 and RBN-4 and 1,800 in RBN-5.
13. Rear of homes visible from main entry streets
• Added provision for 100% masonry on those facades.
Staff is recommending approval of PD-255-SF, Westhaven, subject to the following conditions:
1. TxDOT’s approval of the location of the streets intersecting SH 121.
2. Resolution to the sanitary sewer issue.
3. Approval of the Floodplain study (CLOMR).
4. An additional bump-out be included generally mid-way along the parking row on
Canterbury Court.
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. Letter from Sid Grant
2. Revised Design Requirements (8½ x 11 – 18 page document)
3. Revised Overall Site Plan, with Detail Site Plans (5 sheets)
4. No Parking and Traffic Calming Exhibit
5. Revised Tree Survey and Preservation Plan (4 sheets)
6. Revised Landscape Plan (14 sheets)
Design Requirements
21 June 2012
W ESTHAVEn
COPPELL, TEXAS
121 June 2012
PROJECT 211142.00
W ESTHAVEn
COPPELL, TEXAS
TOTAL (Estimated)
RBN-3 50
RBN-4 47
RBN-5 200
TOTAL 297
PROPOSED SITE PLAN
221 June 2012
PROJECT 211142.00
W ESTHAVEn
COPPELL, TEXAS
SINGLE-FAMILY RESIDENTIAL RBN-3
General Propose and Description.
The detached town home will be a low maintenance lock and leave concept, detached zero lot line, lifestyle
home. RBN-3 is a residential district that will comprise of buyers desiring a home with small yards and small
outdoor living spaces yet still prefer high levels of ambient light within their homes. The purpose of RBN-3 is
to provide a development that will promote:
1. A greater diversity of types of housing than found in other Coppell neighborhoods
2. An alternative means of developing land
3. Public health, safety and welfare that fosters a strong sense of neighborhood identity based on a shared,
coherent, functionally efficient physical environment
4. The distinctive, small-town character of Coppell.
Use regulations.
A building or premise shall be used only for the following purposes:
1. Home Occupation
2. Such uses as may be permitted under the provisions of special use permits in Chapter 12, Sections
12-30-5 and 12-30-6 of the Coppell Code of Ordinances.
3. Any use permitted in the TH-2 District as described in Article 16, Chapter 12 in the Code of Ordinances
of the City of Coppell.
4. Any use in RBN-4 and RBN-5
RBN-3
321 June 2012
PROJECT 211142.00
W ESTHAVEn
COPPELL, TEXAS
Maximum height regulations.
The maximum height regulations will be:
35 feet nor more than two and one half stories
Area regulations.
1. Minimum size of yards:
a. Front yard: 10 foot build to line. Where lots have double frontage, running through from one
street to another, the required front yard shall be provided on both streets. Porches may encroach
into the front yard up to four (4) feet.
b. Side yard: One side 0 feet and the other side 5 feet minimum. Adjacent to a side street
a 10 foot sideyard is required. Overhangs up to 24” will be allowed into adjacent lot on 0 side.
c. Rear yard: 20 feet
2. Minimum size of lot:
a. Lot area: 3,100 square feet
b. Lot width: 30 feet
c. Lot depth: 105 feet
3. Minimum dwelling size: 1,600 square feet, exclusive of garages, breezeways, and porches
4. Lot coverage: 65 percent of the total area may be covered by the combined area of the main buildings
and accessory buildings.
Parking regulations.
All RBN-3 lots will utilize rear alleys for access. Two enclosed off-street parking spaces will be provided. Two
off-street paved parking spaces shall be provided at the rear of the garage. Guest parking over the required off
street parking shall be provided at a rate of 0.75 spaces per RBN-3 unit. The guest parking shall be provided
within 600 feet of each RBN-3 unit and may be provided via on-street parallel parking.
Type of exterior construction.
At least 80 percent of the exterior walls of all structures shall be of masonry construction exclusive of
porches, doors, windows, and the area above the top plate line.
RBN-3
421 June 2012
PROJECT 211142.00
W ESTHAVEn
COPPELL, TEXAS
SINGLE-FAMILY RESIDENTIAL RBN-4
General Propose and Description.
The city home will be a low maintenance lock and leave concept, detached zero lot line lifestyle home. RBN-4
is a residential district that will comprise of buyers desiring a larger home with larger yards and larger outdoor
living spaces compared to the RBN-3 district. This home type allows for larger ‘master down’ floorplans which
will attract empty nesters and ‘move down’ buyers. The purpose of RBN-4 is to provide a development that will
promote:
1. A greater diversity of types of housing than found in other Coppell neighborhoods
2. An alternative means of developing land
3. Public health, safety and welfare that fosters a strong sense of neighborhood identity based on a shared,
coherent, functionally efficient physical environment
4. The distinctive, small-town character of Coppell.
RBN-4
521 June 2012
PROJECT 211142.00
W ESTHAVEn
COPPELL, TEXAS
Use regulations.
A building or premise shall be used only for the following purposes:
1. Home Occupation
2. Such uses as may be permitted under the provisions of special use permits in Chapter 12, Sections 12-
30-5 and 12-30-6 of the Coppell Code of Ordinances.
3. Any use permitted in the TH-2 District as described in Article 16, Chapter 12 in the Code of Ordinances
of the City of Coppell.
4. Any use in RBN-5
Maximum height regulations.
The maximum height regulations will be:
35 feet nor more than two and one half stories
Area regulations.
1. Minimum size of yards:
a. Front yard: 10 foot build to line. Where lots have double frontage, running through from
one street to another, the required front yard shall be provided on both streets. Porches
may encroach into the front yard up to four (4) feet.
b. Side yard: One side 0 feet and the other side 10 feet minimum. Adjacent to a side street
a 10 foot side yard is required. Overhangs up to 24” will be allowed into adjacent lot on 0 side.
c. Rear yard: 20 feet
2. Minimum size of lot:
a. Lot area: 4,200 square feet
b. Lot width: 40 feet
c. Lot depth: 105 feet
3. Minimum dwelling size: 1,600 square feet, exclusive of garages, breezeways, and porches
4. Lot coverage: 60 percent of the total area may be covered by the combined area of the main
buildings and accessory buildings.
Parking regulations.
All RBN-4 lots will utilize rear alley for access. Two enclosed off-street parking spaces will be provided. Two
off-street paved parking spaces shall be provided at the rear of the garage. Guest parking over the required off
street parking shall be provided at a rate of 0.75 spaces per RBN-4 unit. The guest parking shall be provided
within 600 feet of each RBN-4 unit and may be provided via on-street parallel parking.
Type of exterior construction.
At least 80 percent of the exterior walls of all structures shall be of masonry construction exclusive of
porches, doors, windows, and the area above the top plate line.
RBN-4
621 June 2012
PROJECT 211142.00
W ESTHAVEn
COPPELL, TEXAS
SINGLE-FAMILY RESIDENTIAL RBN-5
General Propose and Description.
RBN-5 is a residential district that will comprise of buyers desiring homes with a rear yard and outdoor living
space. This home type provides high quality homes with spacious rear yards which will be attractive to a wide
variety of buyers. The purpose of RBN-5 is to provide a development that will promote:
1. A greater diversity of types of housing than found in other Coppell neighborhoods
2. Public health, safety and welfare that fosters a strong sense of neighborhood identity based on a shared,
coherent, functionally efficient physical environment
3. The distinctive, small-town character of Coppell.
Use regulations.
A building or premise shall be used only for the following purposes:
1. Any use permitted in the SF7 District as described in Article 16, Chapter 12 in the Code of Ordinances
of the City of Coppell.
2. Home Occupation
3. Such uses as may be permitted under the provisions of special use permits in Chapter 12, Sections
12-30-5 and 12-30-6 of the Coppell Code of Ordinances.
RBN-5
721 June 2012
PROJECT 211142.00
W ESTHAVEn
COPPELL, TEXAS
Maximum height regulations.
The maximum height regulations will be:
35 feet nor more than two stories
Area regulations.
1. Minimum size of yards:
a. Front yard: 15 foot building line. Where lots have double frontage, running through from
one street to another, the required front yard shall be provided on both streets. For blocks within
the RBN-5 zone with five (5) or more houses fronting the same street, a minimum of 20% and
a maximum of 50% of the houses shall utilize a 20’ building line. Garages must be setback a
minimum of 22 feet. Porches may encroach into the front yard up to four (4) feet.
b. Side yard: 5 feet. Adjacent to a side street, 10 feet.
c. Rear yard: 15 feet
2. Minimum Size of lot:
a. Lot area: 5,200 square feet
b. Lot width: 50 feet
c. Lot depth: 110 feet
3. Minimum dwelling size: 1,800 square feet, exclusive of garages, breezeways, and porches
4. Lot coverage: 60 percent of the total area may be covered by the combined area of the main buildings
and accessory buildings.
Parking regulations.
Two enclosed off-street parking spaces a minimum of 20 feet behind the front property line. Garage doors
shall be wood clad or with a similar look, painted or stained to compliment the home’s color. Two off-street
parking spaces shall be provided in front of the garage for residents and guests. The parking spaces shall be
paved with an exposed aggregate, stamped and stained concrete, decorative stone or concrete paver.
Type of exterior construction.
At least 80 percent of the exterior walls of all structures shall be of masonry construction exclusive of porches,
doors, windows, and the area above the top plate line.
RBN-5
821 June 2012
PROJECT 211142.00
W ESTHAVEn
COPPELL, TEXAS
Public Framework System
The development will implement a hierarchical framework of streets, lighting, parks, green ways, and
other public facilities – the design of which will be critical in establishing a dynamic, pedestrian oriented
environment. The following describes this framework and the design approaches that will be essential in
realizing the project’s vision.
Streets
The street network of the project is a hierarchy of public spaces that create a strong sense of place and
contribute to the social vibrancy of the neighborhood. Streets, intersections, and their related streetscapes
should be designed not only to move vehicular and pedestrian traffic but also to extend and enrich pedestrian
ways / open spaces, promoting free pedestrian activity and social interaction throughout day and evening hours.
The purpose of this section is to provide guidelines for the master planned classes of streets and the related
streetscapes.
The following text and illustrations will provide guidelines and requirements of each street type.
On-street parking:
• On-street parking shall be designed to allow safe and efficient movement into and out of travel lanes
• Required on-street guest parking should generally be limited to parallel parking.
• Parallel parking spaces shall be a minimum twenty (20) feet in length and eight (8) feet in width from
face of curb
• Parking stalls shall be spatially separated from through-lanes to provide visibility for motorists driving,
parking, or disembarking parked vehicles.
• There shall be a maximum of six (6) parallel spaces between bump-outs. Bump-outs shall also be
provided at all street intersections where on-street parking is permitted.
Village Street With On-street Parking
Village Streets with on street parking will serve the RBN-3 and RBN-4 lots (as shown on the concept plan) and
will be seen as the ‘front door’ where pedestrians and vehicles alike find ready access to guest parking. To aid in
traffic calming, these village streets will be designed to encourage slow moving traffic and increase pedestrian
connections to opens spaces, trails and community facilities.
The following is a list of elements required for inclusion into the design of the village streets, with on-street
parking (see Figure 1 for illustration):
• Right-of-way measuring 58 feet
• A two way drive lane measuring 27 feet face to face
• Bridge street will allow parking on the west and south sides adjacent to the curb. On the north
and east side, parking will only be allowed where parallel parking spaces are provided.
• Parallel parking on one side of the street, each space measuring 8 feet wide by 20 feet in
length
• Planting areas measuring 5-13 feet wide adjacent to back of curb
• Clear pedestrian path 5 feet wide, with 10 foot enhanced paving connections for lots fronting on
parallel parking and will be located near the center of each lot.
• Street trees planted on both sides of street at one street tree per lot and spaced approximately
921 June 2012
PROJECT 211142.00
W ESTHAVEn
COPPELL, TEXAS
equal. Tree size shall be a minimum of 3” (DBH) caliper and shall be planted for each
home prior to issuance of the certificate of occupancy.
• A minimum of three 3” caliper (DBH) street trees shall be placed in the sideyard of lots adjacent
to a side street.
• Pedestrian scale lighting will be required
• Standard roadway paving materials, per the City of Coppell
Village Street Without On-street Parking
In contrast to village streets with on-street parking, these streets will be the primary streets of the development.
They are designed to afford access to single family homes in a safe pleasant environment.
The following is a list of elements required for inclusion into the design of the village streets, without on-street
parking (see Figure 2 for illustration):
• Right-of-way measuring 50 feet
• A two way drive lane measuring 28 feet back to back
• Planting areas measuring 5 feet wide at back of curb
• Clear pedestrian path 5 feet wide
• Street trees planted on both sides of street at a minimum of one street tree per lot and be a
minimum 3” (DBH) caliper and planted prior to issuance of the certificate of occupancy for each
home.
• A minimum of three 3” caliper (DBH) street trees shall be placed in the sideyard of lots adjacent
to a side street.
• Pedestrian scale street lights
• Standard roadway paving materials, per the City of Coppell
Lighting
Lighting in the community shall:
• Illuminate roadways, gathering areas and architecture while enhancing their safety
components
• Serve as repetitive elements that reinforce the project image
• Blend into the environment by day and perform effectively at night to promote a comfortable
condition
• Be directed and controlled so not to disturb residences and to respect the ‘dark sky’ principles of
lighting design.
Roadway Lighting:
Along public roadways, illumination will be required at intervals designed to promote safety and
community identity. Fixtures and poles shall be placed at intersections and pedestrian crossings.
Trees, Parks and Open Space:
The development will ensure the residents and guests are afforded quick and easy access to a variety of high-
quality open spaces. This spectrum of open spaces have been master planned and ranges from quaint, formal
neighborhood pocket parks to large natural areas that preserve the natural environment and link to the City of
Coppell larger open space network.
1021 June 2012
PROJECT 211142.00
W ESTHAVEn
COPPELL, TEXAS
Westhaven Creek Park:
Westhaven Creek bisects the property from north to south. With wonderful rock outcroppings and tree
canopy, the creek will largely be left in its natural state and will bisect the main central formal park area
of the project(Bridge Street Park).
Denton Creek Lake Park:
Envisioned as the major open space elements of the development these two lake parks will provide the
residents with connections to the natural environment. The grounds surrounding the lakes will
be landscaped with existing and native plant material enhancing the natural feel of the park. A
network of paths will be provided that connect to the neighborhoods of the development and the
city’s larger trail networks. Recreational amenities in the lake parks will include reserved land
for the City’s 8 foot hike and bike trail, large open spaces, 5’neighborhood trail connections to
the regional trail system, benches and spray fountains.
Formal Neighborhood Open Spaces and Pocket Parks:
These open areas will be sited in a manner that ensures all residents are within 800 feet of a park
and be configured to create a focus for neighborhood sub areas. These parks will be designed to serve
the recreational and social interests of Westhaven residents and reflect the character of the homes.
Benches, fountains, play areas, enhanced landscaping, arbors and other structural elements
will be used to make these areas enticing and interesting to Westhaven residents.
Trees Mitigation:
Tree preservation is very important on this property. There are 2,786 existing protected trees on the
Westhaven property totaling approximately 33,705 inches (including some that are of declining health).
In order to meet the city’s floodplain ordinance requirements, much of this property will be raised
similar to what was done during development of other neighborhoods along Denton Creek
(Magnolia Park, Village at Cottonwood Creek and Copperstone). Unfortunately, this requires
removal of some of the existing trees. In lieu of paying the tree mitigation fees and the
park development fees for Westhaven, we propose to:
• Create two (2) lakes, one approximately 5 acres and the other approximately 2 acres, each with
spray fountains
• Dedicate a 27 acre open space (Denton Creek Lake Park) for public use
• Preserve approximately 30 percent of the tree inches on site including mature trees along Denton
Creek and along Westhaven Creek
• Provide over six (6) acres of formal, manicured park area containing a variety of elements such
as playgrounds, arbors, fountains, benches, walks and a lake overlook
• Provide an additional three (3) acres of valuable open space (including Westhaven Creek Park)
• Build over two and a half (2 1/2) miles of internal, five (5) foot wide trail
• Construct approximately on half of a mile of city master planned eight (8) foot wide hike and
bike trail including bridges over Denton Creek (a 100 foot span), Westhaven Creek and another
tributary
• Place over 750 three inch diameter trees in the onsite common areas and the street tree in front of
each home
1121 June 2012
PROJECT 211142.00
W ESTHAVEn
COPPELL, TEXAS
Architecture
Building Orientation:
The homes and buildings will be oriented to promote human-scale development, slow traffic and encourage
walking in the development. All buildings in the development will have their primary entrance oriented to a
street.
Building Style and Design Details:
Building design throughout the development should promote visual interest and diversity through the
use of architectural articulation and massing changes where appropriate. The following guidelines apply:
• A minimum of 50 percent of the street facing elevations and a minimum of 20 percent of the street and
common area facing side building elevations shall be doors, porches, balconies and/or windows. The
side elevation requirement does not apply to the ‘zero’ side of RBN-3 and RBN-4 homes.
• All buildings will incorporate design features such as:
o Building offsets
o Balconies
o Projections
o Windows
o Reveals
o Or similar elements
• Large expanses of uninterrupted building surfaces will not be allowed except on the ‘zero’ side of RBN-
3 and RBN-4 homes.
• Along all street facing elevations of a structure, architectural features shall occur every 20 to
30 feet and shall contain appropriately scaled accent/detail features to create visual interest
and add diversity to building facades. Wood accents shall be stained or painted a
color complementary to the primary building façade. Metal or wrought iron accents shall also be
painted a color complementary to the building façade, unless a decorative finish is intended (e.g.
patina). A galvanized finish is not allowable on any architectural accent.
A minimum of 3 of the following architectural features on all elevations, as appropriate for the
proposed building type and style will be required.
o Balconies
o Cornices
o Dormers
o Eaves
o Window trim
o Bay windows
o Gables
o Pillars/Post
o Recessed Entries
o Covered Front Porches that have a minimum depth of 7 feet
o Chimneys
o Stoops
o Shutters
o Planters/Urns
o Pilasters
1221 June 2012
PROJECT 211142.00
W ESTHAVEn
COPPELL, TEXAS
o Window boxes
o Extension that projects a minimum of 2 feet and runs horizontally for a minimum length
of 4 feet
o Offsets or breaks in roof elevations of 2 feet or greater in height
o Decorative patterns on exterior finish
o Decorative cornices and roof lines
o Alternative features providing visual relief, similar to options in this section
• Ground level front porches or patios, a minimum of 7 feet, are encouraged for all single family
homes. Porches may encroach 4 feet into the required front yard.
Lighting:
Exterior illumination, designed to highlight and accent architectural features of homes, will be required on
all facades facing public or private streets. This may include pedestrian scale lamps, bollards, landscape
lighting, and/or step lighting that is complementary in design to the family of light elements described by these
guidelines. Lighting shall be of low intensity and shielded so that light will not spill out onto surrounding
properties or project above the horizontal plane. Required accent lighting is as follows: front loaded garage
doors must have one exterior recessed light centered above each door or incorporate wall mounted bracket
lights on each side of the door. Front porches and entrances must have a minimum of one down light on the
porch and one bracket light beside the front entrance.
Lighting shall be designed to appropriately accent architecture / landscape elements and shall not include
ostentatious shows of light such as wall washes or multi-colored displays.
Exterior Finish Colors:
Building colors will be selected to support a common architectural theme and to promote a strong community
image. In general, building material colors shall be in the earth tones including beiges, taupes, and grays with
accents being muted tones of green, blue or red. Black is permitted for use as an accent color, but is not to be
used as a primary building color. A salt and pepper appearance will not be allowed. Cast stone in buff, white or
cream color with or without pitting is allowed. Cast stone color must complement the mortar color.
Roof:
• The following are permitted for use as primary roof materials: factory finished painted metal, synthetic
slate, cement tile, glass fiber shingles and composition shingles.
• Roof color shall be selected to complement the building exterior finish and shall be a hue
tone or approved blend of the following: primary roof structure to be earth tones or slate grays
with accent roofing material being slate grays or natural metal, excluding galvanized finishes.
• In general, all roofs should exhibit some combination of the following: appropriately scaled roof
articulation, including chimneys and dormers. If chimneys are used on the exterior of the home,
all exposed portions of the fire breast, flu and chimney shall be clad in brick, stone or a combination of
the two, matching the materials used on the residence. All chimney cap designs must be
submitted for approval. Large aluminum chimney caps will not be allowed.
• Miscellaneous
o Vent stacks and other roof penetrations shall be placed, if possible, on roof planes other
than those visible from streets or common areas and must be painted to match roof color.
o Solar collectors, if used, must be integrated into the building design and constructed of
materials that minimize their visual impact.
1321 June 2012
PROJECT 211142.00
W ESTHAVEn
COPPELL, TEXAS
Fencing
Fences in Westhaven are intended to perform as functional, unifying architectural elements rather than
mismatched barriers that interfere with the promotion of a sense of community. Fence type shall adhere to
material, height and location standards as follows.
Metal View Fence
A 5’ average height metal or wrought iron fence will be installed on the rear lot line when lots back to
the Denton Creek Lake Park and Westhaven Creek Park.
Wood Fence
A 6’ minimum height stained wood fence with metal posts will be built along all property lines except
lot lines where a metal view fence is installed.
When a lot sides or backs to a street, with or without common area between the side lot line and the
street right-of-way, a 6’ board on board cedar wood fence with metal posts and a uniform, decorative
cap, as detailed in the Conceptual Landscape Plan, shall be built along said side lot line. Lots backing or
siding to SH121 and the open spaces adjacent to SH121 are excluded from the requirement.
1421 June 2012
PROJECT 211142.00
W ESTHAVEn
COPPELL, TEXAS
Primary Building Stone
• Greenwhich Gray Lime-
stone
Building Roof Shingles
• Synthetic Slate, Slate
Gray
Cast Stone Accents
• Dove Gray
Color/Materials
Board
Main Entry
3
2
2
3
1
1
1521 June 2012
PROJECT 211142.00
W ESTHAVEn
COPPELL, TEXAS
Primary Building Stone
• Greenwhich Gray Lime-
stone
Cast Stone Accents
• Dove Gray
Brick Thin Wall
• Cape Cod
Color/Materials
Board
Project Walls
2 3
3
2
1
1
1621 June 2012
PROJECT 211142.00
W ESTHAVEn
COPPELL, TEXAS
Streets
55’ ROW
Section
Plan
2%2%
Figure 1
Figure 1
1721 June 2012
PROJECT 211142.00
W ESTHAVEn
COPPELL, TEXAS
Street
50’ ROW
2%2%
Section
Plan
Figure 2
Figure 2
1821 June 2012
PROJECT 211142.00
W ESTHAVEn
COPPELL, TEXAS
Street
Alley
Section
Plan
PHASE IPHASE II20' UTILITY EASEMENTVOL. 79074, PG. 170D.R.D.C.T.PARTS ONE AND TWOSTATE OF TEXASVOLUME 95178, PAGE 2292D.R.D.C.T.FIRST TRACTCALLED 40 ACRESFRWM, INC.VOLUME 97122, PAGE 5266D.R.D.C.T.FLOODWAY EASEMENTCOMMON AREAVILLAGE AT COTTONWOOD CREEKSECTION VIVOLUME 95036, PAGE 1867D.R.D.C.T.(OWNER: VILLAGE AT COTTONWOODCREEK SECTION VI HOA)STATE HIGHWAY 121 BYPASS(VARIABLE WIDTH R.O.W.)PORTION OF 15.0 ACRETRACT, VOL. 817, PG. 335SITUATED IN VILLAGE ATCOTTONWOOD CREEKSECTION VIPORTION OF 15.0 ACRE
TRACT, VOL. 817, PG. 335 NOT
INCLUDED IN VOL. 501, PG. 57PORTION OF 15.0 ACRETRACT, INST. NO.201000213054 SITUATED INVILLAGE AT COTTONWOODCREEK SECTION VISTATE HIGHWAY 121(VARIABLE WIDTH R.O.W.)PHASE IITHE MANSIONS BY THE LAKEVOLUME 99215, PAGE 484D.R.D.C.T.TO JOHN EGELSTON, ET ALVOLUME 2005031, PAGE 8619O.P.R.D.C.T.CALLED 10.393 ACRESSTATE OF TEXASINST. NO. 97-R0089415O.R.D.C.T.VOL. 98030, PG. 4098D.R.D.C.T.CALLED 0.8610 ACRESTATE OF TEXASINST. NO. 97-R0089415O.R.D.C.T.VOL. 98030, PG. 4098D.R.D.C.T.CALLED 2.743 ACRESSTATE OF TEXASINST. NO. 97-R0089415O.R.D.C.T.VOL. 98030, PG. 4098D.R.D.C.T.REMAINDER OF ACALLED 1.47 ACRESGIA G. RISH McLEANVOL. 96067, PG. 5566D.R.D.C.T.LOT 7, BLOCK 1ASBURY ESTATESVOLUME 99234, PAGE 47D.R.D.C.T.(OWNER: CITY OF COPPELL)BUFFALO BAYOU, BRAZOSAND COLORADO RAILROADCOMPANY SURVEY,ABSTRACT NO. 1772BUFFALO BAYOU, BRAZOS AND COLORADO RAILROADCOMPANY SURVEY, ABSTRACT NO. 1772THOMAS L. HOLLAND SURVEY, ABSTRACT NO. 624PETER HARMONSON SURVEY,ABSTRACT NO. 1794 (DALLAS COUNTY)ABSTRACT NO. 604 (DENTON COUNTY)BUFFALO BAYOU, BRAZOS AND COLORADO RAILROAD
COMPANY SURVEY, ABSTRACT NO. 1772
CLARINDA SQUIRES SURVEY, ABSTRACT NO. 1327 (DALLAS
COUNTY) ABSTRACT NO. 1682 (DENTON COUNTY)
PETER HARMONSON SURVEY, ABSTRACT NO. 1794 (DALLAS
COUNTY) ABSTRACT NO. 604 (DENTON COUNTY)
PETER HARMONSON SURVEY, ABSTRACT NO. 1794 (DALLASCOUNTY) ABSTRACT NO. 604 (DENTON COUNTY)PETER HARMONSON SURVEY, ABSTRACT NO. 1795 (DALLASCOUNTY) ABSTRACT NO. 530 (DENTON COUNTY)EXISTINGPONDEXISTINGPONDOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHPOHPOHPOHPOHPOHPOHPOHPOHP OHPOHPOHPOHPOHP OHPOHPOHP DENTON COUNTYDALLAS COUNTYDENTON COUNTYDALLAS COUNTY60' WIDE EASEMENT TO BRAZOSELECTRIC POWER COOPERATIVE, INC.VOL. 91077, Pg. 2012, D.R.D.C.T.VOL. 2973, PG. 0224, O.R.D.C.T.DRAINAGE EASEMENTVOL. 95142, PG. 2598,D.R.D.C.T. & CC. NO.95-R0045330 O.R.D.C.T.30' ROAD EASEMENTVOL. 817, PG. 335, VOL.817, PG. 338, INST. NO.201100177765 & INST. NO.201100177766(TO BE ABANDONEDWITH THE FINAL PLAT)DRAINAGE EASEMENTVOL. 98030, PG. 4098,D.R.D.C.T. & CC. NO.97-R0089415 O.R.D.C.T.SERVICE ROAD(VARIABLE WIDTH R.O.W.)SERVICE ROAD(VARIABLE WIDTH R.O.W.)PLOTTED BY PITTS, JEREMY 5/30/2012 3:46 PMDWG NAME K:\FRI_CIVIL\64447700 - COPPELL 47 ACRES\DWG\PRELIMINARY\PLAN SET\C- OVERALL SITE PLAN.DWG [Overall Layout]LAST SAVED 5/30/2012 2:53 PM
DEVELOPER:Kimley-Horn and Associates5750 Genesis Ct. Suite 200Frisco, TX 75034Tel: (972) 335-3580Contact: Mark Harris, P.E.ENGINEER/PLANNER:DESIGNEDJDPDRAWNJDPCHECKEDMEHSCALEAS SHOWNDATEAPRIL 2012KHA PROJECT NO.64447701OWNERS:Contrast Development300 E. John Carpenter Frwy, Suite 940Irving, TX 75062Tel: (972) 793-7685Contact: Terry Mitchell, P.E.Howsley, et al c/o WilliamHowsleyHawkeye Realty Schreiber,L.P. et al c/o Robert B.Payne, Jr.VICINITY MAPNOT TO SCALESITES-100120'240'NON-TYPICAL GRAPHIC SCALE 120'BEING a tract of land situated in the Peter Harmonson Survey, Abstract No. 1749 (Dallas County), Abstract No. 604 (Denton County) and the Buffalo Bayou, Brazosand Colorado Railroad Company Survey, Abstract No. 1772, City of Coppell, Dallas County and Denton County, Texas, and being a portion of a called 6.0 acre tract ofland, a portion of a called 8.0 acre tract of land and all of a called 15.0 acre tract of land, conveyed to conveyed to WCH Family Partnership, Ltd., as evidenced in aSpecial Warranty Deed, recorded in Instrument No. 201000213054 of the Official Public Records of Dallas County, Texas (O.P.R.D.C.T.), a portion of a called 8.0 acretract of land, conveyed to Mary Sue Flournoy as evidenced in a Warranty Deed, recorded in Volume 1053, Page 417of the Official Records of Denton County, Texas(O.R.D.C.T.), being all of a called 15.0 acre tract, conveyed to Mary Sue Flournoy as evidenced in a Warranty Deed, recorded in Volume 817, Page 335 of the OfficialRecords of Denton County, Texas (O.R.D.C.T.), and a portion of a called Tract 1, conveyed to Hawkeye Realty Schreiber, L.P., as evidenced in a Special WarrantyDeed, recorded in Instrument No. 20080211944 of the Official Public Records of Dallas County, Texas (O.P.R.D.C.T.), and being more particularly described by metesand bounds as follows:BEGINNING at a 5/8-inch “J. E. Smith” capped iron rod found for the southeast corner of those tracts of land, conveyed to the State of Texas as evidenced in a Deedrecorded in Volume 95178, Page 2292 of the Deed Records of Dallas County, Texas (D.R.D.C.T.), same being the intersection of the south right of way line of StateHighway No. 121 Bypass (a variable width right of way) with the east line of said 8.0 acre, Mary Sue Flournoy, tract;THENCE South 00°05'20” East, departing the south right of way line of said State Highway No. 121 Bypass and along the east line of said 8.0 acre tract, passing at adistance of 461.24 feet, the southeast corner of said 8.0 acre tract and the northeast corner of said 15.0 acre, Mary Sue Flournoy , tract, a distance of 1,777.55 feet to a5/8-inch “KHA” capped iron rod set for the southeast corner of a called Second Tract, conveyed to T. J. Turner and Colon R. Kelly as evidenced in a Warranty Deedrecorded in Volume 501, Page 57, O.R.D.C.T., from said corner, the southeast corner of said 15.0 acre, Mary Sue Flournoy , tract, bears South 00°05'20" East, 238.91feet;THENCE South 89°45'36" West, departing the east line of said 15.0 acre, Mary Sue Flournoy, tract, along the south line of said Second Tract and along the extensionof the north line and the north line of Village at Cottonwood Creek Section VI, an Addition to the City of Coppell, Texas, according to the Plat thereof recorded inVolume 95036, Page 1867 of the Deed Records of Dallas County, Texas, passing at a distance of 438.77 feet to a corner on the west line of said 15.0 acre, Mary SueFlournoy, tract, same being on the east line of a called 15.0 acre tract of land, conveyed to WCH Family Partnership, Ltd., as evidenced in a Special Warranty Deed,recorded in Instrument No. 201000213054 of the Official Public Records of Dallas County, Texas (O.P.R.D.C.T.), continuing along the south line of said Second Tract,a total distance of 546.05 feet to a corner in the center of Denton Creek;THENCE North 52°54'49” West, along the south line of said Second Tract, the south line of said 15.0 acre, WCH Family Partnership, Ltd., tract and along the center ofsaid Denton Creek, a distance of 253.70 feet to a corner;THENCE North 34°19'49” West, continuing along the south line of said 15.0 acre, WCH Family Partnership, Ltd., tract and continuing along the center of Denton Creek,a distance of 466.38 feet to the southwest corner of said 15.0 acre, WCH Family Partnership, Ltd., tract;THENCE North 00°42'54” West, along the west line of said 15.0 acre, WCH Family Partnership, Ltd., tract, a distance of 5.37 feet to the southeast corner of aforesaidTract 1 as conveyed to Hawkeye Realty Schreiber, L.P., same being in the center of said Denton Creek;THENCE North 47°06'44" West, along the center of Denton Creek and the north line of said 49.899 acre tract, a distance of 92.77 feet to a corner on the common lineof said 49.899 acre tract and Lot 7, Block 1 of Asbury Estates, an Addition to the City of Coppell, Texas, according to the Plat thereof recorded in Volume 99234, Page47, D.R.D.C.T.;THENCE in a westerly direction, continuing along the center of Denton Creek and along the common line of said 49.899 acre tract and said Lot 7, Block 1 of AsburyEstates, the following:North 62°45'44" West, a distance of 113.00 feet to a corner;North 81°01'44" West, a distance of 122.50 feet to a corner;South 63°23'16" West, a distance of 162.00 feet to a corner;South 30°58'16" West, a distance of 193.00 feet to a corner;South 34°28'16" West, a distance of 106.00 feet to the northwest corner of said Lot 7, Block 1, same being the northeast corner of Phase II of The Mansions bythe Lake, an Addition to the City of Coppell, Texas, according to the Plat thereof recorded in Volume 99215, Page 484, D.R.D.C.T.;THENCE in a westerly direction, continuing along the center of Denton Creek and along the common line of said 49.899 acre tract and said Phase II of The Mansionsby the Lake, the following:South 69°32'16" West, a distance of 100.00 feet to a corner;South 89°11'16" West, a distance of 100.00 feet to a corner;North 68°25'44" West, a distance of 108.00 feet to a corner;THENCE North 59°40'46" West, departing the common line of said 49.899 acre tract and said Phase II of The Mansions by the Lake, and continuing along the centerof said Denton Creek, a distance of 222.96 feet to a corner on the common line of said 49.899 acre tract and said Phase II of The Mansions by the Lake;THENCE in a westerly direction, continuing along the center of Denton Creek and along the common line of said 49.899 acre tract and said Phase II of The Mansionsby the Lake, the following:North 69°25'44" West, a distance of 214.00 feet to a corner;North 85°05'44" West, a distance of 301.00 feet to a corner;North 59°06'39" West, a distance of 190.81 feet to the northwest corner of said 49.899 acre tract and said Phase II of The Mansions by the Lake, same being thenortheast corner of a tract of land, conveyed to John Egleston, et al, as evidenced in a Correction Special Warranty Deed, recorded in Volume 2005031, Page8619, D.R.D.C.T.;THENCE North 58°54'53" West, continuing along the center of Denton Creek and along the north line of said John Egleston, et al, tract, a distance of 321.50 feet to acorner on the southeast line of a called 0.8610 acre tract, conveyed to the State of Texas as evidenced in aforesaid Agreed Judgment, recorded in Instrument No.97-R0089415, same being on the southeast right of way line of State Highway No. 121 (a variable width right of way);THENCE North 48°11'27" East, along the southeast line of said 0.8610 acre tract and the southeast right of way line of said State Highway No. 121, a distance of197.30 feet to a 5/8-inch "KHA" capped iron rod set for a corner;THENCE North 44°23'06" East, continuing along the southeast line of said 0.8610 acre tract and the southeast right of way line of said State Highway No. 121, adistance of 129.60 feet to a 5/8-inch "KHA" capped iron rod set for the northeast corner of said 0.8610 acre tract, same being on the southerly, north line of aforesaidTract 1, as conveyed to Hawkeye Realty Schreiber, L.P, same also being on the south line of the remaining portion of a called 1.47 acre tract of land, conveyed to GiaG. Rish McLean, as evidenced in an Affidavit of Heir ship of Denton Glenroy Rish, recorded in Volume 96067, Page 5566, D.R.D.C.T.;THENCE South 89°00'01" East, departing the southeast right of way line of said State Highway No. 121, along the south line of said 1.47 acre tract, along said northline of Tract 1, and along a barbed wire fence, a distance of 113.82 feet to a 1/2-inch iron rod found for the southeast corner of said 1.47 acre tract, same being aninner ell corner of said Tract 1;THENCE North 00°34'18" West, along the east line of said 1.47 acre tract and along a west line of said Tract 1, a distance of 117.07 feet to an aluminum right of waymonument found for the southwest corner of a called 2.743 acre tract of land, conveyed to the State of Texas as evidenced in aforesaid Agreed Judgment, recorded inInstrument No. 97-R0089415, same being the southeast right of way line of aforesaid State Highway No. 121;THENCE in a northeasterly direction, departing the west line of said Tract 1, along the southeast line of said 2.743 acre tract, the southeast line of aforesaid 10.393acre tract, continuing along the southeast right of way line of said State Highway No. 121 and the south right of way line of aforesaid State Highway No. 121 Bypass,the following:North 44°23'08" East, a distance of 520.24 feet to an aluminum right of way monument found for a corner;North 55°02'58" East, a distance of 88.21 feet to an aluminum right of way monument found for a corner;North 51°38'24" East, a distance of 266.32 feet to an aluminum right of way monument found for a corner;North 55°43'59" East, a distance of 180.42 feet to an aluminum right of way monument found for a corner;North 63°13'12" East, a distance of 273.24 feet to a corner, from said corner, a found aluminum right of way monument bears North 80°16' East, 4.95 feet;North 73°02'34" East, a distance of 183.04 feet to a 5/8-inch "KHA" capped iron rod set for a corner;North 84°18'00" East, a distance of 365.42 feet to a 1/2-inch iron rod found for a corner;South 80°35'07" East, a distance of 74.49 feet to a 5/8-inch “J. E. Smith” capped iron rod found for the southwest corner of a called 5.086 acre tract of land,conveyed to the State of Texas, as evidenced in a Deed, recorded in Volume 95142, Page 2590 of the Deed Records of Dallas County, Texas and the easterly,southeast corner of a called 10.393 acre tract of land, conveyed to the State of Texas, as evidenced in the Agreed Judgment, recorded in Instrument No.97-R0089415 of the Official Records of Denton County, Texas (O.R.D.C.T.)South 80°38'53” East, a distance of 288.78 feet to a 5/8-inch “KHA” capped iron rod set for a corner;South 76°50'10” East, a distance of 447.90 feet to a 5/8-inch “KHA” capped iron rod set for a corner;South 64°08'46” East, a distance of 182.89 feet to an aluminum right of way monument found for a corner;South 69°26'24” East, passing at a distance of 123.44 feet, a found aluminum right of way monument, continuing for a total distance of 151.72 feet to thePOINTOF BEGINNING and containing 93.781 acres (4,085,080 square feet) of land, more or less.LEGAL DESCRIPTIONTOTAL SITE AREA:93.78 ACRESCURRENT 100YR FLOODPLAIN:47.7 ACRESPROPOSED 100YR FLOODPLAIN:26.5 ACRESTOTAL GROSS COMMON AREA:40.36 ACRESTOTAL NET COMMON AREA:37.11 ACRESTOTAL DENTON CREEK LAKE PARK:27.5 ACRES (68% OF GROSS, 74% OF NET)EXISTING ZONING - HIGHWAY COMMERCIALPROPOSED USE - PDPROPOSED NUMBER OF LOTS:RBN-3: 50RBN-4: 47RBN-5: 200FOR ALL AREA, HEIGHT, SQUARE FOOTAGE, PARKING AND COVERAGE SEEWESTHAVEN DESIGN REQUIREMENTS WHICH ACCOMPANY THIS SITE PLAN.SITE DATA TABLEZONING CASE #PD-255-SFSheet 1 of 6STREET NAME CHANGELEGENDPHASE LINE1. THE CENTERLINE INTERSECTION FOR TERRACE STREET/BANBURY ROAD ANDCANTERBURY COURT MAY BE LESS THAN 90 DEGREES.2. ON-STREET PARKING PAVING AND RIGHT-OF-WAY SECTION SHALL BE 28' B-BTRAVEL SECTION AND 8' PARALLEL PARKING SPACES WITHIN 58' RIGHT-OF-WAY.3. DIVIDED ENTRY ROAD WITH 25' B-B PAVED SECTION INBOUND AND 15' B-B PAVEDSECTION OUTBOUND IS ALLOWED.4. STREET CENTERLINE RADIUS MAY BE LESS THAN 200 FEETON EVERGREEN DRIVEAT WINGATE ROAD, ON JOHNS AVENUE AT WINGATE ROAD AND ON HUNTINGDON.5. STREET CENTERLINE OFFSETS LESS THAN 125 FEET ARE ALLOWED AT THEINTERSECTION OF BANBURY ROAD AND SPRINGLAKE WAY WITH TERRACE STREETAND THE INTERSECTION OF HUNTINGDON STREET AND JOHNS AVENUE WITHEVERGREEN DRIVE.6. STREET INTERSECTION CURB RETURN RADIUS SHALL BE 20 FEET.7. SIDEWALKS ARE NOT REQUIRED WITHIN THE STREET RIGHT-OF-WAY IN LOT 8X,BLOCK D; LOT 11X, BLOCK G, LOT 1X, BLOCK K AND LOT 2X, BLOCK H OR ALONGS.H. 121 FRONTAGE ROAD.8. ALL SIDEWALKS WITHIN STREET RIGHT-OF-WAY SHALL BE 5 FEET WIDE.9. CONSTRUCTION OF SANITARY SEWER LINES USING A 250 FOOT RADIUS WILL BECONSIDERED ON A CASE BY CASE BASIS DURING FINAL DESIGN.10. EXISTING OVERHEAD POWER LINE LOCATED ALONG THE PERIMETER OF THEPROJECT WILL REMAIN IN PLACE. NO NEW OVERHEAD POWER LINES WILL BEALLOWED AS PART OF THIS DEVELOPMENT.11. RBN-5 LOTS WILL BE FRONT ENTRY.REQUESTED VARIANCES TO CHAPTER 13 SUBDIVISIONORDINANCE OF THE CODE OF ORDINANCES1. ALL OPEN SPACE LOTS (LOTS _X) WITHIN THE DEVELOPMENT ARE TO BE OWNED AND MAINTAINED BY THEWESTHAVEN HOA.2. ON STREET PARALLEL PARKING SHALL BE MAINTAINED BY THE WESTHAVEN HOA.3. LANDSCAPE AND HARDSCAPE ELEMENTS SHOWN ON THE LANDSCAPE PLAN WILL BE INSTALLED PRIOR TO THE FIRSTCERTIFICATE OF OCCUPANCY BEING ISSUED FOR A NON-MODEL HOME WITHIN THAT PHASE OF DEVELOPMENT.4. CANTERBURY COURT TO BE ONE-WAY AT NORTHERN LOOP.5. FOR BLOCKS WITHIN THE RBN-5 ZONE WITH FIVE (5) OR MORE HOUSES FRONTING THE SAME STREET, A MINIMUM OF20% AND A MAXIMUM OF 50% OF THE HOUSES SHALL UTILIZE A 20 FOOT BUILDING LINE.6. BRIDGE STREET WILL ALLOW PARKING ON THE WEST AND SOUTH SIDES ADJACENT TO THE CURB. ON THE NORTHAND EAST SIDES, PARKING WILL ONLY BE ALLOWED WHERE PARALLEL PARKING SPACES ARE PROVIDED.7. A 5 FOOT AVERAGE HEIGHT METAL OR WROUGHT IRON FENCE WILL BE INSTALLED WHEN LOTS BACK TO THEDENTON CREEK LAKE PARK AND WESTHAVEN CREEK PARK.8. ALL RBN-5 LOTS SHALL HAVE A 22 FOOT SETBACK TO THE FACE OF THE GARAGE.9. THE WESTHAVEN HOA SHALL MAINTAIN THE SCREENING WALL ALONG STATE HIGHWAY 121 AND SHALL HAVE THERIGHT TO ENTER LOTS 1-11 BLOCK J TO ENSURE THE EARTHEN BERM SUPPORTING THE SCREENING WALL ISADEQUETELY MAINTAINED.10. THE REAR OF THE HOUSES SITUATED ON LOTS 1-6 BLOCK K, LOTS 1-3 BLOCK H AND LOTS 5 AND 6 BLOCK G SHALL BE100% MASONRY EXCLUSIVE OF PORCHES, DOORS, WINDOWS AND AREA ABOVE THE TOP PLATE LINE.11. THE STREET FACING SIDE OF THE HOMES ON LOT 1 BLOCK H AND LOT 5 BLOCK G SHALL BE 100% MASONRYEXCLUSIVE OF PORCHES, DOORS, WINDOWS AND AREA ABOVE THE TOP PLATE LINE.GENERAL NOTES
STATE HIGHWAY 121(VARIABLE WIDTH R.O.
W.)
CALLED 10.393 ACRES
STATE OF TEXAS
INST. NO. 97-R0089415
O.R.D.C.T.
VOL. 98030, PG. 4098
D.R.D.C.T.
CALLED 2.743 ACRES
STATE OF TEXAS
INST. NO. 97-R0089415
O.R.D.C.T.
VOL. 98030, PG. 4098
D.R.D.C.T.PETER HARMONSON SURVEY, ABSTRACT NO. 1794 (DALLAS COUNTY)ABSTRACT NO. 604 (DENTON COUNTY)PETER HARMONSON SURVEY, ABSTRACT NO. 1795 (DALLAS COUNTY)ABSTRACT NO. 530 (DENTON COUNTY)DRAINAGE EASEMENT
VOL. 98030, PG. 4098
D.R.D.C.T. & CC. NO. 97-R0089415
O.R.D.C.T.
DENTON COUNTY
DALLAS COUNTY
SERVICE ROAD
(VARIABLE WIDTH R.
O.
W.)
OHP
O
H
POHPOHPOHP OHPOHP
OHP
OHP
OHP
OHP
OHP
OHP
OHP
OHP
OHP
OHP
PLOTTED BYHARRIS, MARK 6/1/2012 4:25 PMDWG NAMEK:\FRI_CIVIL\64447700 - COPPELL 47 ACRES\DWG\PRELIMINARY\PLAN SET\C-SITE PLAN.DWG [Site Plan]LAST SAVED5/30/2012 2:55 PMDEVELOPER:
Kimley-Horn and Associates
5750 Genesis Ct. Suite 200
Frisco, TX 75034
Tel: (972) 335-3580
Contact: Mark Harris, P.E.
ENGINEER/PLANNER:
DESIGNED
JDP
DRAWN
JDP
CHECKED
MEH
SCALE
AS SHOWN
DATE
APRIL 2012
KHA PROJECT NO.
64447701
OWNERS:
Contrast Development
300 E. John Carpenter Frwy, Suite 940
Irving, TX 75062
Tel: (972) 793-7685
Contact: Terry Mitchell, P.E.
Howsley, et al c/o William
Howsley
Hawkeye Realty Schreiber,
L.P. et al c/o Robert B.
Payne, Jr.
VICINITY MAP
NOT TO SCALE
00 60'120'
GRAPHIC SCALE 60'
SITE
MATCHLINE SEE SHEET S-4 MATCHLINE SEE SHEET S-3VISIBILITY TRIANGLE DETAIL
NTS
1. ALL STREET CENTERLINE RADII TO BE A MINIMUM OF
200 FEET UNLESS OTHERWISE NOTED ON
REQUESTED VARIANCES.
2. ALLEY TO STREET INTERSECTION CURB RETURN
RADII ARE TO BE 15 FEET.
3. STREET TO STREET INTERSECTION CURB RETURN
RADII ARE TO BE 20 FEET.
4. ALLEY INSIDE RIGHT-OF-WAY RADII ARE TO BE A
MINIMUM OF 40 FEET.
5. LOTS LESS THAN 50 FEET WIDE SHALL HAVE A 5
FOOT PRIVATE DRAINAGE MAINTENANCE AND
ACCESS EASEMENT ON THE "NON-ZERO" SIDE OF
THE LOT.
6. SEE LANDSCAPE PLANS FOR SCREENING WALL
LOCATIONS.
7. REFER TO CITY DETAILS FOR STANDARD PAVEMENT
SECTIONS.
GENERAL NOTES
PROPERTY LINE
WALL MAINTENANCE EASEMENT
FENCE MAINTENANCE EASEMENT
DENOTES "ZERO" SIDE OF LOT
EXISTING OVERHEAD POWER LINE
EXISTING WATER LINE
EXISTING SANITARY SEWER LINE
EXISTING STORM DRAIN LINE
EXISTING POWER POLE
EXISTING FIRE HYDRANT
EXISTING WATER METER
EXISTING SANITARY SEWER MANHOLE
EXISTING CONTOUR
LEGEND
S-2
ZONING CASE #PD-255-SF
Sheet 2 of 6
TOTAL SITE AREA:93.78 ACRES
CURRENT 100YR FLOODPLAIN:47.7 ACRES
PROPOSED 100YR FLOODPLAIN:26.5 ACRES
TOTAL GROSS COMMON AREA:40.36 ACRES
TOTAL NET COMMON AREA:37.11 ACRES
TOTAL DENTON CREEK LAKE PARK:27.5 ACRES (68% OF GROSS, 74% OF NET)
EXISTING ZONING - HIGHWAY COMMERCIAL
PROPOSED USE - PD
PROPOSED NUMBER OF LOTS:
RBN-3: 50
RBN-4: 47
RBN-5: 200
FOR ALL AREA, HEIGHT, SQUARE FOOTAGE, PARKING AND COVERAGE SEE
WESTHAVEN DESIGN REQUIREMENTS WHICH ACCOMPANY THIS SITE PLAN.
SITE DATA TABLE
RESIDENTIAL ALLEY SECTION
NTSNTS
TYPICAL 50' ROW SECTIONTYPICAL 58' ROW SECTION
NTS
CALLED 5.086 ACRES
STATE OF TEXAS
VOLUME 95142, PAGE 2590
D.R.D.C.T.
PARTS ONE AND TWO
STATE OF TEXAS
VOLUME 95178, PAGE 2292
D.R.D.C.T.
STATE
H
I
G
H
W
A
Y
1
2
1
B
Y
P
A
S
S
(VARIAB
L
E
W
I
D
T
H
R
.
O
.
W
.
)PETER HARMONSON SURVEY, ABSTRACT NO. 1794 (DALLAS COUNTY)ABSTRACT NO. 604 (DENTON COUNTY)DRAINAGE EASEMENT
VOL. 95142, PG. 2598, D.R.D.C.T. &
CC. NO. 95-R0045330 O.R.D.C.T.
30' ROAD EASEMENT
VOL. 817, PG. 335, VOL. 817, PG. 338,
INST. NO. 201100177765 & INST. NO.
201100177766
(TO BE ABANDONED WITH FINAL PLAT)
DENTON COUNTY
DALLAS COUNTY
SERVI
C
E
R
O
A
D
(VARIA
B
L
E
W
I
D
T
H
R
.
O
.
W
.
)
FIRST TRACT
CALLED 40 ACRES
FRWM, INC.
VOLUME 97122, PAGE 5266
D.R.D.C.T.
ZONED - RETAIL
EXISTING LAND USE - VACANT
PROPOSED LAND USE - URBAN
RESIDENTIAL & FLOODPLAIN
OHP
OHP
OHP
OHP
OHP
OHP
OHP
OHP
OHP
089415
OHP
PLOTTED BYMCCOY, NICK 6/1/2012 10:26 AMDWG NAMEK:\FRI_CIVIL\64447700 - COPPELL 47 ACRES\DWG\PRELIMINARY\PLAN SET\C-SITE PLAN.DWG [Site Plan (2)]LAST SAVED5/30/2012 2:55 PMDEVELOPER:
Kimley-Horn and Associates
5750 Genesis Ct. Suite 200
Frisco, TX 75034
Tel: (972) 335-3580
Contact: Mark Harris, P.E.
ENGINEER/PLANNER:
DESIGNED
JDP
DRAWN
JDP
CHECKED
MEH
SCALE
AS SHOWN
DATE
APRIL 2012
KHA PROJECT NO.
64447701
OWNERS:
Contrast Development
300 E. John Carpenter Frwy, Suite 940
Irving, TX 75062
Tel: (972) 793-7685
Contact: Terry Mitchell, P.E.
Howsley, et al c/o William
Howsley
Hawkeye Realty Schreiber,
L.P. et al c/o Robert B.
Payne, Jr.
00 60'120'
GRAPHIC SCALE 60'VICINITY MAP
NOT TO SCALE
SITE
MATCHLINE SEE SHEET S-5MATCHLINE SEE SHEET S-2VISIBILITY TRIANGLE DETAIL
NTS
1. ALL STREET CENTERLINE RADII TO BE A MINIMUM OF
200 FEET UNLESS OTHERWISE NOTED ON
REQUESTED VARIANCES.
2. ALLEY TO STREET INTERSECTION CURB RETURN
RADII ARE TO BE 15 FEET.
3. STREET TO STREET INTERSECTION CURB RETURN
RADII ARE TO BE 20 FEET.
4. ALLEY INSIDE RIGHT-OF-WAY RADII ARE TO BE A
MINIMUM OF 40 FEET.
5. LOTS LESS THAN 50 FEET WIDE SHALL HAVE A 5
FOOT PRIVATE DRAINAGE MAINTENANCE AND
ACCESS EASEMENT ON THE "NON-ZERO" SIDE OF
THE LOT.
6. SEE LANDSCAPE PLANS FOR SCREENING WALL
LOCATIONS.
7. REFER TO CITY DETAILS FOR STANDARD PAVEMENT
SECTIONS.
GENERAL NOTES
PROPERTY LINE
WALL MAINTENANCE EASEMENT
FENCE MAINTENANCE EASEMENT
DENOTES "ZERO" SIDE OF LOT
EXISTING OVERHEAD POWER LINE
EXISTING WATER LINE
EXISTING SANITARY SEWER LINE
EXISTING STORM DRAIN LINE
EXISTING POWER POLE
EXISTING FIRE HYDRANT
EXISTING WATER METER
EXISTING SANITARY SEWER MANHOLE
EXISTING CONTOUR
LEGEND
S-3
ZONING CASE #PD-255-SF
Sheet 3 of 6
TOTAL SITE AREA:93.78 ACRES
CURRENT 100YR FLOODPLAIN:47.7 ACRES
PROPOSED 100YR FLOODPLAIN:26.5 ACRES
TOTAL GROSS COMMON AREA:40.36 ACRES
TOTAL NET COMMON AREA:37.11 ACRES
TOTAL DENTON CREEK LAKE PARK:27.5 ACRES (68% OF GROSS, 74% OF NET)
EXISTING ZONING - HIGHWAY COMMERCIAL
PROPOSED USE - PD
PROPOSED NUMBER OF LOTS:
RBN-3: 50
RBN-4: 47
RBN-5: 200
FOR ALL AREA, HEIGHT, SQUARE FOOTAGE, PARKING AND COVERAGE SEE
WESTHAVEN DESIGN REQUIREMENTS WHICH ACCOMPANY THIS SITE PLAN.
SITE DATA TABLE
RESIDENTIAL ALLEY SECTION
NTSNTS
TYPICAL 50' ROW SECTIONTYPICAL 58' ROW SECTION
NTS
PHASE II
THE MANSIONS BY THE LAKE
VOLUME 99215, PAGE 484
D.R.D.C.T.
ZONED PD-FP & MF-2
LAND USE - FLOODPLAIN, AMENITY &
MULTIFAMILY
TO JOHN EGELSTON, ET AL
VOLUME 2005031, PAGE 8619
O.P.R.D.C.T.
ZONED RETAIL
LAND USE - VACANT & FLOODPLAIN
CALLED 0.8610 ACRE
STATE OF TEXAS
INST. NO. 97-R0089415
O.R.D.C.T.
VOL. 98030, PG. 4098
D.R.D.C.T.
REMAINDER OF A
CALLED 1.47 ACRES
GIA G. RISH McLEAN
VOL. 96067, PG. 5566
D.R.D.C.T.
LOT 7, BLOCK 1
ASBURY ESTATES
VOLUME 99234, PAGE 47
D.R.D.C.T.
(OWNER: CITY OF COPPELL)
ZONED - PD-FP
LAND USE - VACANT, CITY PARK &
FLOODPLAIN
BUFFALO BAYOU, BRAZOS
AND COLORADO RAILROAD
COMPANY SURVEY, ABSTRACT NO. 1772
PETER HARMONSON SURVEY,
ABSTRACT NO. 1794 (DALLAS COUNTY)
ABSTRACT NO. 604 (DENTON COUNTY)
EXISTING
POND
60' WIDE EASEMENT TO BRAZOS
ELECTRIC POWER COOPERATIVE, INC.
VOL. 91077, Pg. 2012, D.R.D.C.T.
VOL. 2973, PG. 0224, O.R.D.C.T.
OHP OHP OHP OHP OHP
OHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPO
H
POHP
PLOTTED BYMCCOY, NICK 6/1/2012 10:27 AMDWG NAMEK:\FRI_CIVIL\64447700 - COPPELL 47 ACRES\DWG\PRELIMINARY\PLAN SET\C-SITE PLAN.DWG [Site Plan (3)]LAST SAVED5/30/2012 2:55 PMDEVELOPER:
Kimley-Horn and Associates
5750 Genesis Ct. Suite 200
Frisco, TX 75034
Tel: (972) 335-3580
Contact: Mark Harris, P.E.
ENGINEER/PLANNER:
DESIGNED
JDP
DRAWN
JDP
CHECKED
MEH
SCALE
AS SHOWN
DATE
APRIL 2012
KHA PROJECT NO.
64447701
OWNERS:
Contrast Development
300 E. John Carpenter Frwy, Suite 940
Irving, TX 75062
Tel: (972) 793-7685
Contact: Terry Mitchell, P.E.
Howsley, et al c/o William
Howsley
Hawkeye Realty Schreiber,
L.P. et al c/o Robert B.
Payne, Jr.
00 60'120'
GRAPHIC SCALE 60'
VICINITY MAP
NOT TO SCALE
SITE
MATCHLINE SEE SHEET S-2
MATCHLINE SEE SHEET S-5VISIBILITY TRIANGLE DETAIL
NTS
1. ALL STREET CENTERLINE RADII TO BE A MINIMUM OF
200 FEET UNLESS OTHERWISE NOTED ON
REQUESTED VARIANCES.
2. ALLEY TO STREET INTERSECTION CURB RETURN
RADII ARE TO BE 15 FEET.
3. STREET TO STREET INTERSECTION CURB RETURN
RADII ARE TO BE 20 FEET.
4. ALLEY INSIDE RIGHT-OF-WAY RADII ARE TO BE A
MINIMUM OF 40 FEET.
5. LOTS LESS THAN 50 FEET WIDE SHALL HAVE A 5
FOOT PRIVATE DRAINAGE MAINTENANCE AND
ACCESS EASEMENT ON THE "NON-ZERO" SIDE OF
THE LOT.
6. SEE LANDSCAPE PLANS FOR SCREENING WALL
LOCATIONS.
7. REFER TO CITY DETAILS FOR STANDARD PAVEMENT
SECTIONS.
GENERAL NOTES
PROPERTY LINE
WALL MAINTENANCE EASEMENT
FENCE MAINTENANCE EASEMENT
DENOTES "ZERO" SIDE OF LOT
EXISTING OVERHEAD POWER LINE
EXISTING WATER LINE
EXISTING SANITARY SEWER LINE
EXISTING STORM DRAIN LINE
EXISTING POWER POLE
EXISTING FIRE HYDRANT
EXISTING WATER METER
EXISTING SANITARY SEWER MANHOLE
EXISTING CONTOUR
LEGEND
S-4
ZONING CASE #PD-255-SF
Sheet 4 of 6
TOTAL SITE AREA:93.78 ACRES
CURRENT 100YR FLOODPLAIN:47.7 ACRES
PROPOSED 100YR FLOODPLAIN:26.5 ACRES
TOTAL GROSS COMMON AREA:40.36 ACRES
TOTAL NET COMMON AREA:37.11 ACRES
TOTAL DENTON CREEK LAKE PARK:27.5 ACRES (68% OF GROSS, 74% OF NET)
EXISTING ZONING - HIGHWAY COMMERCIAL
PROPOSED USE - PD
PROPOSED NUMBER OF LOTS:
RBN-3: 50
RBN-4: 47
RBN-5: 200
FOR ALL AREA, HEIGHT, SQUARE FOOTAGE, PARKING AND COVERAGE SEE
WESTHAVEN DESIGN REQUIREMENTS WHICH ACCOMPANY THIS SITE PLAN.
SITE DATA TABLE
RESIDENTIAL ALLEY SECTION
NTSNTS
TYPICAL 50' ROW SECTIONTYPICAL 58' ROW SECTION
NTS
20' UTILITY EASEMENT
VOL. 79074, PG. 170
D.R.D.C.T.
FIRST TRACT
CALLED 40 ACRES
FRWM, INC.
VOLUME 97122, PAGE 5266
D.R.D.C.T.
ZONED - RETAIL
EXISTING LAND USE - VACANT
PROPOSED LAND USE - URBAN
RESIDENTIAL & FLOODPLAIN
PORTION OF 15.0 ACRE TRACT, VOL.
817, PG. 335 SITUATED IN VILLAGE AT
COTTONWOOD CREEK SECTION VI
ZONED SF-7
EXISTING LAND USE - VACANT
PROPOSED LAND USE - FLOODPLAIN
PORTION OF 15.0 ACRE TRACT
VOL. 817, PG. 335
NOT INCLUDED IN VOL. 501, PG. 57
PORTION OF 15.0 ACRE TRACT, INST.
NO. 201000213054 SITUATED IN VILLAGE
AT COTTONWOOD CREEK SECTION VI BUFFALO BAYOU, BRAZOS AND COLORADO RAILROAD COMPANY SURVEY,ABSTRACT NO. 1772CLARINDA SQUIRES SURVEY, ABSTRACT NO. 1327 (DALLAS COUNTY)ABSTRACT NO. 1682 (DENTON COUNTY)PLOTTED BYMCCOY, NICK 6/1/2012 10:29 AMDWG NAMEK:\FRI_CIVIL\64447700 - COPPELL 47 ACRES\DWG\PRELIMINARY\PLAN SET\C-SITE PLAN.DWG [Site Plan (4)]LAST SAVED5/30/2012 2:55 PMDEVELOPER:
Kimley-Horn and Associates
5750 Genesis Ct. Suite 200
Frisco, TX 75034
Tel: (972) 335-3580
Contact: Mark Harris, P.E.
ENGINEER/PLANNER:
DESIGNED
JDP
DRAWN
JDP
CHECKED
MEH
SCALE
AS SHOWN
DATE
APRIL 2012
KHA PROJECT NO.
64447701
OWNERS:
Contrast Development
300 E. John Carpenter Frwy, Suite 940
Irving, TX 75062
Tel: (972) 793-7685
Contact: Terry Mitchell, P.E.
Howsley, et al c/o William
Howsley
Hawkeye Realty Schreiber,
L.P. et al c/o Robert B.
Payne, Jr.
00 60'120'
GRAPHIC SCALE 60'
VICINITY MAP
NOT TO SCALE
SITE
MATCHLINE SEE SHEET S-3
MATCHLINE SEE SHEET S-4S-5
VISIBILITY TRIANGLE DETAIL
NTS
1. ALL STREET CENTERLINE RADII TO BE A MINIMUM OF
200 FEET UNLESS OTHERWISE NOTED ON
REQUESTED VARIANCES.
2. ALLEY TO STREET INTERSECTION CURB RETURN
RADII ARE TO BE 15 FEET.
3. STREET TO STREET INTERSECTION CURB RETURN
RADII ARE TO BE 20 FEET.
4. ALLEY INSIDE RIGHT-OF-WAY RADII ARE TO BE A
MINIMUM OF 40 FEET.
5. LOTS LESS THAN 50 FEET WIDE SHALL HAVE A 5
FOOT PRIVATE DRAINAGE MAINTENANCE AND
ACCESS EASEMENT ON THE "NON-ZERO" SIDE OF
THE LOT.
6. SEE LANDSCAPE PLANS FOR SCREENING WALL
LOCATIONS.
7. REFER TO CITY DETAILS FOR STANDARD PAVEMENT
SECTIONS.
GENERAL NOTES
PROPERTY LINE
WALL MAINTENANCE EASEMENT
FENCE MAINTENANCE EASEMENT
DENOTES "ZERO" SIDE OF LOT
EXISTING OVERHEAD POWER LINE
EXISTING WATER LINE
EXISTING SANITARY SEWER LINE
EXISTING STORM DRAIN LINE
EXISTING POWER POLE
EXISTING FIRE HYDRANT
EXISTING WATER METER
EXISTING SANITARY SEWER MANHOLE
EXISTING CONTOUR
LEGEND
ZONING CASE #PD-255-SF
Sheet 5 of 6
TOTAL SITE AREA:93.78 ACRES
CURRENT 100YR FLOODPLAIN:47.7 ACRES
PROPOSED 100YR FLOODPLAIN:26.5 ACRES
TOTAL GROSS COMMON AREA:40.36 ACRES
TOTAL NET COMMON AREA:37.11 ACRES
TOTAL DENTON CREEK LAKE PARK:27.5 ACRES (68% OF GROSS, 74% OF NET)
EXISTING ZONING - HIGHWAY COMMERCIAL
PROPOSED USE - PD
PROPOSED NUMBER OF LOTS:
RBN-3: 50
RBN-4: 47
RBN-5: 200
FOR ALL AREA, HEIGHT, SQUARE FOOTAGE, PARKING AND COVERAGE SEE
WESTHAVEN DESIGN REQUIREMENTS WHICH ACCOMPANY THIS SITE PLAN.
SITE DATA TABLE
RESIDENTIAL ALLEY SECTION
NTS
NTS
TYPICAL 50' ROW SECTION
TYPICAL 58' ROW SECTION
NTS
PHASE IPHASE IIPARTS ONE AND TWOSTATE OF TEXASVOLUME 95178, PAGE 2292D.R.D.C.T.FIRST TRACTCALLED 40 ACRESFRWM, INC.VOLUME 97122, PAGE 5266D.R.D.C.T.STATE HIGHWAY 121 BYPASS(VARIABLE WIDTH R.O.W.)RE
5 NOT
PG. 57
STATE HIGHWAY 121(VARIABLE WIDTH R.O.W.)PHASE IITHE MANSIONS BY THE LAKEVOLUME 99215, PAGE 484D.R.D.C.T.TO JOHN EGELSTON, ET ALVOLUME 2005031, PAGE 8619O.P.R.D.C.T.CALLED 10.393 ACRESSTATE OF TEXASINST. NO. 97-R0089415O.R.D.C.T.VOL. 98030, PG. 4098D.R.D.C.T.CALLED 0.8610 ACRESTATE OF TEXASINST. NO. 97-R0089415O.R.D.C.T.VOL. 98030, PG. 4098D.R.D.C.T.CALLED 2.743 ACRESSTATE OF TEXASINST. NO. 97-R0089415O.R.D.C.T.VOL. 98030, PG. 4098D.R.D.C.T.REMAINDER OF ACALLED 1.47 ACRESGIA G. RISH McLEANVOL. 96067, PG. 5566D.R.D.C.T.LOT 7, BLOCK 1ASBURY ESTATESVOLUME 99234, PAGE 47D.R.D.C.T.(OWNER: CITY OF COPPELL)BUFFALO BAYOU, BRAZOSAND COLORADO RAILROADCOMPANY SURVEY,ABSTRACT NO. 1772BUFFALO BAYOU, BRAZOS AND COLORADO RAILROADCOMPANY SURVEY, ABSTRACT NO. 1772THOMAS L. HOLLAND SURVEY, ABSTRACT NO. 624PETER HARMONSON SURVEY,ABSTRACT NO. 1794 (DALLAS COUNTY)ABSTRACT NO. 604 (DENTON COUNTY)BUFFALO BAYOU, BRAZOS AND COLORADO RAILROAD
COMPANY SURVEY, ABSTRACT NO. 1772
CLARINDA SQUIRES SURVEY, ABSTRACT NO. 1327 (DALLAS
COUNTY) ABSTRACT NO. 1682 (DENTON COUNTY)
PETER HARMONSON SURVEY, ABSTRACT NO. 1794 (DALLAS
COUNTY) ABSTRACT NO. 604 (DENTON COUNTY)
PETER HARMONSON SURVEY, ABSTRACT NO. 1794 (DALLASCOUNTY) ABSTRACT NO. 604 (DENTON COUNTY)PETER HARMONSON SURVEY, ABSTRACT NO. 1795 (DALLASCOUNTY) ABSTRACT NO. 530 (DENTON COUNTY)EXISTINGPONDOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP
OHPOHPOHPOHPOHPOHPOHPOHPOHP OHPOHPOHPOHPOHP OHPOHPOHP DENTON COUNTYDALLAS COUNTYDENTON COUNTYDALLAS COUNTY60' WIDE EASEMENT TO BRAZOSELECTRIC POWER COOPERATIVE, INC.VOL. 91077, Pg. 2012, D.R.D.C.T.VOL. 2973, PG. 0224, O.R.D.C.T.DRAINAGE EASEMENTVOL. 95142, PG. 2598,D.R.D.C.T. & CC. NO.95-R0045330 O.R.D.C.T.30' ROAD EASEMENTVOL. 817, PG. 335, VOL.817, PG. 338, INST. NO.201100177765 & INST. NO.201100177766(TO BE ABANDONEDWITH THE FINAL PLAT)DRAINAGE EASEMENTVOL. 98030, PG. 4098,D.R.D.C.T. & CC. NO.97-R0089415 O.R.D.C.T.SERVICE ROAD(VARIABLE WIDTH R.O.W.)SERVICE ROAD(VARIABLE WIDTH R.O.W.)OHPPLOTTED BY MCCOY, NICK 5/30/2012 5:01 PMDWG NAME K:\FRI_CIVIL\64447700 - COPPELL 47 ACRES\DWG\PRELIMINARY\PLAN SET\C-NO PARKING & TRAFFIC CALMING.DWG [Overall Layout]LAST SAVED 5/30/2012 5:00 PM
DEVELOPER:Kimley-Horn and Associates5750 Genesis Ct. Suite 200Frisco, TX 75034Tel: (972) 335-3580Contact: Mark Harris, P.E.ENGINEER/PLANNER:DESIGNEDJDPDRAWNJDPCHECKEDMEHSCALEAS SHOWNDATEAPRIL 2012KHA PROJECT NO.64447701OWNERS:Contrast Development300 E. John Carpenter Frwy, Suite 940Irving, TX 75062Tel: (972) 793-7685Contact: Terry Mitchell, P.E.Howsley, et al c/o WilliamHowsleyHawkeye Realty Schreiber,L.P. et al c/o Robert B.Payne, Jr.VICINITY MAPNOT TO SCALESITES-600120'240'NON-TYPICAL GRAPHIC SCALE 120'ZONING CASE #PD-255-SFSheet 6 of 6LEGEND
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
BLOCK G
BLOCK G
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
BLOCK H
1
2
3
4
5
6
7
8
9
10
11
12
13
14 15 16 17
1819202122
23
24
25
1
2
3
4
5
6 1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
1
2
3
4 20
21
OPEN
SPACE
BLOCK J
BLOCK J
BLOCK K
BLOCK L
OPEN
SPACE
OPEN
SPACE
OPEN
SPACE
OPEN
SPACEOPEN SPACEOPEN
SPACE OPEN SPACEOPEN SPACEOP
E
N
S
P
A
C
E
A
L
L
E
Y
E
ALLEY F
ALLEY GBRID
G
E STREET
B
RI
DGE
S
T
RE
E
T WESTHAVEN ROADW ESTH AVEN R O AD
WESTHAVEN ROAD
CANTERBU
RY C
O
U
RTCANT
E
RB
URY
COURT
BANBURY ROADTER R AC E STR EETSPRINGLAKE WAYOPEN SPACEOPEN SPACEO PEN SPAC EO .S. 28XO .S. 17X1X 1
X
1X 15X16XBLOCK B, LOT 1X
17X8X1X23XO PEN SPAC E22X4X
11X
BLOCK H,
LOT 1XOPEN SPACEBLOCK H,LOT 2XB L O C K H ,
L O T 3 X
MATCHLINE SEE SHEET T-3 MATCHLINE SEE SHEET T-24107
4137
4173
4178
4179
4187 4190
4192
4200
4211
4220
44984637
4643 3643
3806
3846
3848
3851
3884
4071
4072
4073
4074
4075
4076
4077 4078 4079
4081
4082
4083
4084
4085
4086
4087
4088
4089
4090
4091
4092
4093
4094
4095
4096
4097
409840994100
41014102
4103 4104
4105
4108
4109
4110
4111
4112
4113 4114
4115
4116
4117 4118
4119 4121
4122
4123
4124
4125
4126
4127
4128
4129
4130 4131
4132 4133
4134
4136
4138
41454147
4151
4153
4154
4155
4157
41584159
4160
4161
4163
4164
41654166
4170
4171
4174 4175
4176
4177
4181
4183
4184 4185
4186
4189
4191
4193
4194
4195
4196
41974198 4199
4201
4202
4203
4204
4205
4206
4207
4208
4209
4210
4212421342164346
4348
43494350
4351
4352
4353
4354
4355
4356
4357 4358
4359
4360
4361
4362
4499
4500
4502
4503450445054506
4507
45094510
45124513
4514
4526
4527
4528
4529
4530
4533
4534
4535
4536
4537
4638 4639
4640
4641
4642
4644
4645
46464647
4648
4649
4650465146524653
4654
4655
3637
36383640
3642
3644
3782
3783
3784
3785 3786
3787
3793
3794
3795
3796 3797
3805
3809
3811
38123813
3815
3818
3819
3820
38253826
3827
3828
3832
3833
3834
3835
3836
3837
3838
3839
3840
3841
3842
3843
3844
3845
3847
3850
3852
3853
3854
38553856
3857
3864
3877
3878
3880
3885
3886 3887
3888
3891
38923893
3894
3895
3897
3898
3899
3900
3901
3911
3913
3914
3915
3916
3917
3918
Legend
Healthy Trees
Declining Trees
Property Boundary
No Disturbance Area
Note: Only protected species and sizes shown.
0 30 60 90 12015
Feet
VICINITY MAPLIMITCOPPELLCORPORATE PARK
MISTY HAVEN
Andrew Bro wn
Comm unity Park
PARKW AYAndrew Bro wn
Comm unity Park
COTTON WOO D BRANCHCITY
CITY
COPPELL
HIGHLANDLEWISVILLE
A C EACE
S. H. 121S. H. 121 BUSINESSS. H. 121 BYPASS
DENTON CREEK DENTON TAP ROADSITE
VICINITY MAP
NOT TO SCALE
DESIGNED DRAWN CHECKED SCALE DATE KHA PROJECT NO.
JAG JAG MEH 1" = 60'APRIL 2012 64447701
TREE SURVEY AND PRESERVATION PLAN
FOR REVIEW ONLY
WESTHAVEN
ZONING: PROPOSED PD-255-SF
297 RESIDENTIAL LOTS / 36 OPEN SPACES
BEING 93.781 ACRES
OUT OF THE
PETER HARMONSON SURVEY, ABSTRACT NO. 1794
(DALLAS COUNTY), ABSTRACT NO. 604 (DENTON COUNTY)
AND B.B.B.&C. RR. CO. SURVEY, ABSTRACT NO. 1772
CITY OF COPPELL, DALLAS AND DENTON COUNTY, TEXAS
DEVELOPER:
Contrast Development
300 E. John Carpenter Frwy, Suite 940
Irving, TX 75062
Tel: (972) 793-7685
Contact: Terry Mitchell, P.E.
ENGINEERING/PLANNER:
Kimley-Horn and Associates
5750 Genesis Ct. Suite 200
Frisco, TX 75034
Tel: (972) 335-3580
Contact: Mark Harris, P.E.
T-1
OWNERS:
Howsley, et al c/o William Howsley
Hawkeye Realty Schreiber, L.P.
Sheet 01 of 04
He alth Pre se rv e d Re mov e d
Healthy 9,460.5 inc hes 21,698.6 inc hes
Dec lining 964.0 inc hes 1,582.2 inc hes
T otal 10,424.5 inc hes 23,280.8 inc hes
Healthy 729 total 1886 total
Dec lining 63 total 108 total
T otal 792 total 1994 total
Calipe r Inche s of T re e s
Numbe r of T re e s
1
2
3
4
5
6
7
8
9
10
11
12
1
2
3
4
5
6
7
8
9
10
111213
14
15
16
17
18
19
20
21
22
23
24
25
BLOCK A
26
27
28
29
30
31
3233
34
35
36
37
38
39
40
41
42
43
44
45
46
47
48
4950
1
2
3
4
5
6
789101112
13
14
15
16
17
18
BLOCK B
BLOCK B
BLOCK B
BLOCK C
1
9
1
3
4
5 OPENSPACEOPENSPACE
OPENSPACE
OPENSPACE
O P E N S P A C E ALLEY AALLEY BALLEY CA L L E Y D WINGATE ROADHUNTINGDON STREETE V E R G R E E N
D R IV EWINDSOR ROADIVYMOUNT ROADWESTHAVEN ROADO.S. 33X
OPEN SPACEOPEN SPACEOPEN SPACEOPEN SPACEBLOCK B, LOT 1X
1X
7X13XBLOCK B, LOT 1X
48X12XO.S. 32X
O.S. 1XO.S. 18X BLOCK BLOT 25XBLOCK DLOT 8X1XHUNTINGDON STREETMATCHLINE SEE SHEET T-4MATCHLINE SEE SHEET T-14107
4137
4173
4178
4179
4187 4190
4192
4200
3643
3709
3748
3758
3760 3763
3806
3846
3848
3851
3863
3871
3872
3884
3949
39573958
3961
4008
4016
4058
4079
4081
4082
4083 4084
4085
4086
4087
4088
4089
4090
40914092
40934094
4095
4096
4097
40984099
410041014102
4103 4104
4105
4108
4109
4110
4111
4112
4113 4114
4115
4116
4117
4118
4119 4121
4122
4123
4124
4125
4126
4127
4128
4129
4130
4131
4132 4133
4134
4136
4138
4145
4147
4151
4153
4154
4155
4157
41584159
4160
4161
4163
4164
41654166
4170
4171
4174
41754176
4177
4181
4183
4184 4185
4186
4189
4191
4193
4194
4195
4196
4197
4198 4199
4201
4202
4203
4204
4205
4206
4207
4208
3600
3638
3639
3640
3644
3649
3650
3655
3658
3659
3660
36613662
3663
3664
36653666
36673668
36693670
3671
3672 3673
3674
3675
3680
3682
36843687
3689
3690
36913692
369336943695
3696
3697
3698
3699
3700
3701
3702
3703
3704
3705
3706 3707
3708
3710
3711
3712
3713
37143715
3716
3717
371837193720
37213722
3723
37243726
3727
3728 3729
3730
3732 3733
37343735
3736
3737
3738
3739
3740
3741
3742 3743
3744
3745 3746
3747
3749
3750
3751
3752
3753
37543755
3757
3761
3762
3764
3765
3766
3767
3768
3769
37733774
3775
3776
3777
3778
3781
3782
3783
3784
3785 3786
3787 3788
3789
3790 3791
3793
3794
3795
3796
3797
3798
3800
3801
3802
3803
3804
3805 3807
3808
3809 3810
3811
38123813
3815
3818
3819
3820
3825
3826
3827
3828 3830
3831
3832
3833
3834
3835 3836
3837
3838
3839
3840
3841
3842
3843
3844
3845
3847
3850
3852
3853
3854
3855 3856
3857
3859
3860
3861
3862
3864
38653866
3868
3869
3870
3873
38743875
3876
3877
3878
3880
3885
3886 3887
3888
38893890
3891
38923893
3894
3895
3897
3898
3899
3900
3901
3902
3905
3906
3907
3908
3909
3910
3911
3913
3914
3915
39163917
3918
3921
3922
3925
3926
3931
3932
3933
3934
3935
3936
3937
3938
3939
3940
3941
3942
3945
3946
3947
3948
3950
3951
3952
3954
3955 3956
3959
3960 3962 3964
3965
3966
3969
3971
3972
3973
3974
3975
3976
3977 3982 3983
3984
3985
3986
3987 3988
3989
3990
3991
3992 3993
3994
3995
3996
3997 3998
3999
4000
4010
4012
4013
4015
4017
4018
4019
4020
4021
4023
4024
4025
4027
4028
4029
4030
4031
4032
4033
4034
4035
4036
4037
4038
4039
4040 4041
4042
4044
4045
4046
4047
4048
4049
4050
4051
4052
4053
4054
4055
4056
4057
4059
4060
4061
4062
4066 4067
4068
4069
4070
Legend
Healthy Trees
Declining Trees
Property Boundary
No Disturbance Area
Note: Only protected species and sizes shown.
0 30 60 90 12015
Feet
VICINITY MAPLIMITCOPPELLCORPORATE PARK
MISTY HAVEN
Andrew Bro wn
Comm unit y Park
PARKW AYAndrew Bro wn
Comm unit y Park
COTTON WOO D BRANCHCITY
CITY
COPPELL
HIGHLANDLEWISVILLE
A C EACE
S. H. 121S. H. 121 BUSINESSS. H. 121 BYPASS
DENTON CREEK DENTON TAP ROADSITE
VICINITY MAP
NOT TO SCALE
DESIGNED DRAWN CHECKED SCALE DATE KHA PROJECT NO.
JAG JAG MEH 1" = 60'APRIL 2012 64447701
TREE SURVEY AND PRESERVATION PLAN
FOR REVIEW ONLY
WESTHAVEN
ZONING: PROPOSED PD-255-SF
297 RESIDENTIAL LOTS / 36 OPEN SPACES
BEING 93.781 ACRES
OUT OF THE
PETER HARMONSON SURVEY, ABSTRACT NO. 1794
(DALLAS COUNTY), ABSTRACT NO. 604 (DENTON COUNTY)
AND B.B.B.&C. RR. CO. SURVEY, ABSTRACT NO. 1772
CITY OF COPPELL, DALLAS AND DENTON COUNTY, TEXAS
DEVELOPER:
Contrast Development
300 E. John Carpenter Frwy, Suite 940
Irving, TX 75062
Tel: (972) 793-7685
Contact: Terry Mitchell, P.E.
ENGINEERING/PLANNER:
Kimley-Horn and Associates
5750 Genesis Ct. Suite 200
Frisco, TX 75034
Tel: (972) 335-3580
Contact: Mark Harris, P.E.
T-2
OWNERS:
Howsley, et al c/o William Howsley
Hawkeye Realty Schreiber, L.P.
Sheet 02 of 04
He alth Pre se rv e d Re mov e d
Healthy 9,460.5 inc hes 21,698.6 inc hes
Dec lining 964.0 inc hes 1,582.2 inc hes
T otal 10,424.5 inc hes 23,280.8 inc hes
Healthy 729 total 1886 total
Dec lining 63 total 108 total
T otal 792 total 1994 total
Calipe r Inche s of T re e s
Numbe r of T re e s
PROPOSED POND &
PRIVATE DRAINAGE EASEMENT
OWNED AND MAINTAINED BY
WESTHAVEN HOA)
PROPOSED POND &
PRIVATE DRAINAGE EASEMENT
(OWNED AND MAINTAINED BY
WESTHAVEN HOA)
5
6
7
8
1819202122
23
24
9
10
11
12 1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
BLOCK M
1
2
3
4
5
6
7
8
9
10
11
12131415
1617
18
19
20
21
BLOCK N
BLOCK N
OPEN
SPACE ALLEY GEVERGREEN DRIVEW ESTH AVEN R O AD
WESTHAVEN ROAD
SPR IN G LAKE W AYBLOCK B, LOT 50X
OPEN SPACE
BLOCK F, LOT 1X
(OWNED AND MAINTAINED
BY WESTHAVEN HOA)17X8XMATCHLINE SEE SHEET T-1
MATCHLINE SEE SHEET T-44217
4220
42284229
4232
4242
4278
429042944320
4345
4390
4396
4404
44234424
4442
4480
4494
4498
4517
4521
4540
4601
4614
4622
4637
4643
4707
4741
47984799
4809
4812
4819
4826
4836
4866
4891
4898
49064908
4910
4915
4921
4923
4925
4942
4943
4946
4958
4976
1709
1747
1762
1786
1799
1825
1827
1852
4208
4209
4210
4212
4213
4215
4216 4218
4219
4222
4223
4224
4225
4226
4227
4230 4231
4233 4234
4236
4237 4238
4239
4240
4243
4244
424542464247
4248
42494250
4251
4252
4253
4254
4255
4256
4258
4259
4260
4262
4264
4265
4266
42674268
4269
4270 4271
4272
4273
4279
4280
4281
42824283
4285
4286
4287
42884289
4291
4292
4293
4296
4297
42984299
4300
43024303
4304
4305
4308
4309
4311
4313
4314
43154316
4317
4318
4321
4322
43244325
4326
4327
4328
4329
4330 4331
4332
4333
4334
4335
43364337
4338
4339
4340
4341
4342
4343
4344
4346
4347
4348
43494350
4353
4354
4355
4356
4357 4358
4359
4360
4361
4362
4364
4367
4370 43714372
4374
4375
43774378
4379 43804381
4382
4383
4384
4385
43864387
4388
43894392
4394 4395
4397 4398
4399
4400
4401
4402
4403
4405
4406
44074408
4409
44104412
4413
4414
44154416
4417
4418
44194420
4421
4425
4426
4427 4428
4429
4431
4432
4433
4434
4435
4436
4437
4438
4439
4440
4441
4443
4444
4445 4446 4447 4449
44504451
4452
4453
4454
4455
4456
4457
4458
4460
4461
4462
4464
4465
4466
4467
44794481
4482
4483
4485
44874488
4489
4490
4492
4493
4495 4496
4499
4500
4502
4503450445054506
4507
45094510
45124513
4514
4516
4518
4519
452345244525
4526
4527
4538
4539
45414542
4543
4544
4545
4546
45474548
4549
4550
4551
4552
45534554
45554556
4558
4559
4560
4561
4562
4563
4564
4565
45664567
4568
4569
4570
4571
4572
45734574
4575
4576
4577
4578
4579
4581
4582
4583
4584
4585
45864587
4589
4590
45914592
4593
4594
4595
45964597
45984599
4600
4602
4603
4604
460546064607
4608
4609
4610
4611
4612
4615
4616
4618
4620
4621
4625
4626
4627
4629
4630
4631
4633
4638 4639
4640
4641
4642
4644
4645
4646
4647
4648
4649
4650465146524653
4654
4655
4656
4657
4658
4659 4660
4661 4662 4663
4664
4665
4666
4667
4668
4669
4670
4671
4672
4673
4674 4675
4676 4677
4678
4679
4680
4681
4682
4683
4684
4685
4686
468746884690
46914692
4693
4694
4695
4696
4697 4699
4700
4701
47024703
4704
4705
4706
4708
4709
47104711
4712
4713
4714
4715
4717
4718
4719
4720 4721
4722
4723
4724
4725 47264727
4728
4729
47304731
4732
4733
4734
4735
4736 4737
4738 4739
4740
4742
4743
4744
4745
47464747
4748
4749
4750
47514752
4753
4754
4755
47564757
4758
4759
4760
4762
4763
4764
4766
4767
4769
47704771
4773
4774
4777
4778
4779
4780
4782
47834784
478547864787 4788
4789
4790
4791
4792
4793
47944795
4796
4797
4800
48014802
48034804
4805
48064807
4808 4810
4813 4814
4816
4817
4818
4820
4821 4822
4823
4824
4825
4827
4828
4829
4831
4832
48334834
4835
4837
4838
4841
4842
4844
4845
4846
4849 4851
48524853
4854
4855
4856
4859
48604861
4862
4863
48644865
4867 48684869
48704871
4872
4873
4874
4875
4876
48774879
4880
4881
4882
4883
4884
4885
48864887
4888
48904892
4893
4894
4895
4896
4899
4900
4901
4902
4903
4904
4905
4907
4909
49114912
4913
4914
4916 4917
4918
4919
4920 4922
4924
4926
4927
4928
4929
4930
4931
49324933
4934
49354936
4937
4938
4939
49404941
4944
4945
4948
4949
4950
4951
4952
4953
4954
4955
4956
4957
4959
4960
4962
4963
4964
496549664967
4968
4969
4970
49714972
4973 4974
4975
4977
4978
4980 4981
4982
4983
4984
49854986
4988
4989
4990
4991
4993
4996
4997
4998
5000
1701
1702
1703
1704
1705
1706
1707
1708
1710
17111712
1713 1714
1716
1717
1718
1719
1720
1721
1722
1723 1724
1725
1726
1727
17281729
1730
1733
1734
1735 1736
17371739
1740
1741
1742
17481750
1751
1753
17541756
1757
1758
1759
1760
17661767
1768
1769
1770
1772
1773
1774
1775
1776
17781779
1780
1781
17821783
1784
1785
1787
1788
1789
1790
1791
1792
1793
1794
1795
1796
1797
1798
1800
1801
1802
1803
1805
1806
1807
1808
1809
1810
1811
18121813
18141815
1817
1818
1819
1820
1821 1822
1823
1824
1826
1828
1829
1830
1831
1832
1833
1834
1835
1837
1838
1840
1845
1846
1847
1848
1849
1850
1851
1853
1855
1856
1858
1859
1860
1861
186218631864
1865
1866
1867 1868
1869
1870
1872
1874
18761877
1878
1879
1880
18811882
1883
1884
1885 1886
18871888
1889
1890
1891
18921893
1894
1895
1897
1898
19001901
1902
1903
1904
19051906
1907
1909
1917
1918 1919
1920
Legend
Healthy Trees
Declining Trees
Property Boundary
No Disturbance Area
Note: Only protected species and sizes shown.
0 30 60 90 12015
Feet
VICINITY MAPLIMITCOPPELLCORPORATE PARK
MISTY HAVEN
Andrew Bro wn
Comm unity Park
PARKW AYAndrew Bro wn
Comm unity Park
COTTON WOO D BRANCHCITY
CITY
COPPELL
HIGHLANDLEWISVILLE
A C EACE
S. H. 121S. H. 121 BUSINESSS. H. 121 BYPASS
DENTON CREEK DENTON TAP ROADSITE
VICINITY MAP
NOT TO SCALE
DESIGNED DRAWN CHECKED SCALE DATE KHA PROJECT NO.
JAG JAG MEH 1" = 60'APRIL 2012 64447701
TREE SURVEY AND PRESERVATION PLAN
FOR REVIEW ONLY
WESTHAVEN
ZONING: PROPOSED PD-255-SF
297 RESIDENTIAL LOTS / 36 OPEN SPACES
BEING 93.781 ACRES
OUT OF THE
PETER HARMONSON SURVEY, ABSTRACT NO. 1794
(DALLAS COUNTY), ABSTRACT NO. 604 (DENTON COUNTY)
AND B.B.B.&C. RR. CO. SURVEY, ABSTRACT NO. 1772
CITY OF COPPELL, DALLAS AND DENTON COUNTY, TEXAS
DEVELOPER:
Contrast Development
300 E. John Carpenter Frwy, Suite 940
Irving, TX 75062
Tel: (972) 793-7685
Contact: Terry Mitchell, P.E.
ENGINEERING/PLANNER:
Kimley-Horn and Associates
5750 Genesis Ct. Suite 200
Frisco, TX 75034
Tel: (972) 335-3580
Contact: Mark Harris, P.E.
T-3
OWNERS:
Howsley, et al c/o William Howsley
Hawkeye Realty Schreiber, L.P.
Sheet 03 of 04
He alth Pre se rv e d Re mov e d
Healthy 9,460.5 inc hes 21,698.6 inc hes
Dec lining 964.0 inc hes 1,582.2 inc hes
T otal 10,424.5 inc hes 23,280.8 inc hes
Healthy 729 total 1886 total
Dec lining 63 total 108 total
T otal 792 total 1994 total
Calipe r Inche s of T re e s
Numbe r of T re e s
11
12
13
27
26
25
24
23
22
21
20
19
18
17
BLOCK A
1
2
34
6
7
8
9
BLOCK D
1
2
3
4
5
6
7
8
9
10
11
12
13
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
BLOCK E
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
BLOCK F
4
5
OPEN
SPACE
OPEN
SPACE
O P E N S PA C E
WINGATE ROADWI
NDSOR ROADE V E R G R E E N
D R I V E
S W E A R IN G IN R O A D
EDEN
STREETOPEN SPACEOPEN SPACEOPEN SPACEBLOCK B, LOT 50X 2X1X
BLOCK D
LOT 3X
J
OHNS AVENUEOPEN SPACE
BLOCK F, LOT 1X
(POSSIBLE POND)
(OWNED AND MAINTAINED
BY WESTHAVEN HOA)
COLUMBUS
DRIVE
16
BLOCK F
5
14
15
16
A
P
P
R
O
X. T
O
P O
F B
A
N
K
MATCHLINE SEE SHEET T-2
MATCHLINE SEE SHEET T-34211
4217
4220
4221
4242
3561
3570 3573 3574
3581
3610 3617
3621
3643
3656
2005
2009
2014
2019
2027
2090
2096
2098
2125
21302134 2147
2160
2162
2206
2210
2321
2370
2539
2540
2584
2597
2598
2608
2659
2690
2697
2712
2744
2780
2857
2891
2902
2989
2990
2991
3005
3059
3073
3077
3082
3092
3142
3248
3262
3268
3269
3270
3278
3346
3350
3351
3377
3381
3388 3395
3408
3419
3443
3450
3460
3470
3486
3863
3871
3872
4008
4205
4206
4207
4208
4209
4210 4212
4218
4219
4222
42234224
4234
4236
4237 4238
4239
4240 4243
4244
424542464247
4248
42494250
4251
4252
4253
4254
4255
4256 4257
4258425942604262
4264
4265
4266
4405
4406
4407
4408
4409
4410
4412
4413
4458
4460
4461
4462
4464
4465
44664467
4468
4469
4470
4471
4473
4475
4476
4477
4478
3542
3543
35443545
3546
3547
3548
3549
3550
35513552
3553
3554
3555
3556
3557
3558
35593560
3562
3563
3564
3565
35663567
3568
3569 3571
3572
35753578
3579 35803582
3583
3584 3585
3586 3587
3588
3589
3590
3591 3592
3593
3594
35953596
3597
35983599
3600
3601
3602
3603
3604
3605
3606
3607
3608
3609
3611
3613
3614
3615
3616
3618
3619
3620
3622
36233624
36253626
3627
3628
3629
3630
3631
3632
3633
3634
3635
3636
3637
3638
3639
3640
3641
3642
3644
3651 3652
3653
3654
3655
3657
3658
3659
3671
3672 3673
3674
3741
2003
20042006
2007
2008
2010
2011
2012
2013
20152016
2017
2018
2020
2023
2024
2025
2026
2029
2030
2031
2032
2033
2034
2035
2036
2037
2038
2039
2040
20422043
2045
2047
2048
2049
2052
2056
2057
2058 2060
2063
2064
2065
2066
2067
2069
2072
2073
20742075
2076
2077
2078
2079
2080
2081
2082
2083
2084
20852086
20872088
2089
2091
2092
2093
2094
2095
2097
2099
2100
2101 2102
2104
2105
2106
2108
2109
2110
21112112
2113
2114
2115
2116
2117
2118
21192120
2121
2122 2123
2124
2126
2129
2131
2132
2133
2135
2137 2138
2139
2140
2141
2143
2145
2146
2148
21502151
2152
2153
2154
2155
2156
2157 2158
2159
21612163
2164
2165
2166
2167
2168
2174
2175
2176
21772178
2179
2180
2182
2183
21842185
2186 2187
21882189
2190
2191
2192
2193
2194
2195
2196
21972198
2199
2200
2201
2202
2203
2205
2207
2208
2209
22112212
2213
2214
2215 2216
2217
2218
2219
2220
2221
2222 2223
2224
22252226
2227
2228
2229
22302232
2233
2235
2236 2237
2238
2239
22402241
2242
2243
2244
2245 2246
2247
2248
2249
22502151
2153
2154
2155
2157
2158
2159
2160
2161
2162
2165
2166
2167
21682169
2170
2171
21722173
21742175
2176
2177
2178 2179
2180
2281
2282
2283 2284
2285
2286
2287
22882289
2292
2294
22952296
2297 2299 2301
2303
2304
2305
2306
2307
2308
2309
2310
2311
2312
2313
2314
2315
2316
2317
2318
2319
2322
2323 2324
2327
2328
2329
2330
2331
2333
2334
2335
2336
2337
2338
2339
23412342
2347
2348
2349
2350
2351
2352
2353235423552356
2357
2358 2359
2360
2361
2362
2363
2364
2366
2367
2369
2372 2373
2374
2375
23762378
2379
2380
2381
2382
2383
2384
2385
2386
2387
2388
2390 2391
23922393
2394
2395
23962397
2398
2399
2400
2401
2403
2404
2405
24062407 2408
2409
24102411
2412
2413 2414
2415
2416 2417
2419
2420
2421
2422
2426
2427
2430
2431 243224332434
2435
2436
2437
2438
2439
2440
2441
2442 2443
2444
2445
2446
2451
2452
2453
2455 2457
2458
2459
2460
2461
2462
2464
2466 2468
2469 2471
247224732474
2475
2477
2478 2479
2481 2482
2483
2484
2487
2488
2489
2490
2491
2492
2496
2497
2499
2503
2504
2505
2506
2507
2511
2514
2515
2516
2517
2518
2520
25212522
2523
2524
2526
2527
25292530
25312532
2533
2535
2537
2538
2541
2542
2543
2544
254525462547
2548
2549
2550
2553
2554
2555
2556
2557
2558
2559
2560
2561
25622563
2564
2565
25662567
2568
2569
2570
25722573
2574
2575
2576
2577
2578
2579
2580
2581
2582
2583
2585
2586
2587
2588
2589
2591 2592
2593 2594
2595
2596
2599
2600
2601
2602
2603
2604
26052606
2607
2609
2610
2611
2612
2615
26162617
2618
2619
2623
2624
26252626
2627
2628 2629
2632
2633 2634
2635
2636
2637
2638
2639
2640
2641
2642
2644
2646
26472648
2649
2650 2651
2652
2653
2654
265626572658
2661
2662
2685
2686
2687
26892692
2694
2695
2696
2698 2699
2700
2701
2702
2703
2704
27062707
2708
2709
2710
2711
2713
2714
2715
2716
2717
2718
27192721
27352736
2737
2738
2739
2740
274127422745
2746
2747
2748
2749
2750
2751
2752
2754
2755
2756
2759
2760
2762
2763
27652766
2767
2768
2769 2770
2771
2772
2773 2774
2775
2776
2777
2778
2779
27812782
2783
2784
2785
2786
2787
2788 2789
2790
2792
2793
2796
27982799
2800
2801
2802
2803
2804
2805 28062808
2809
2810
2812
2813
2814
2815
2816
2817
2818
2819
2820
2821
2822
28232825
28262827
2828
2830
2832
2833
2834
2835
2837
2838
2840
2841
2842
2843
2844 2845 2846
28472848 2849
2850
2851
2852
2853
2854
2855
2856
28582859
2860
28612862
2863
2864
2865
2866
2867
2868
2869
2870
2871
2872 2873
2874
2875
2876
2877
2878
2879
2880
2881
2882 2883
2884
2885
2886
2887
2888
2889
2890
2892
2893
28942895
2896
28972898
2899
2900
2901
2903
2904
2905
2906
2907
2908
2909
29102911
2912
2913
2916
2917
2918
2919
29202921
2922
2923
2924
2925
2926
2927
2928
29292930 2931
2932
2933
2935
2936
2937
2938
2939
2940
2943
2944
2945
2946
2947
2949
2950
2951
2952
2953
2954
2955
2956
2957
2959
2961
2962
2963
29642965
29662967
2968
2969
29702971
2972
2973
2974
2975
2976 2977
2978
2979
2980 2981
29822983
2984
2985
2987
2992
2993
2994
2995
2996
2997
2998
2999
3000 3001
3002 3003
3004
3023
30243025
30263027
3028
3029
3030
3031
3032
3033
3034
3035
3037
3038
3039
3040
3041
3042
3044 3045
3046
3047
3048
3049
3050
3051
3052
3053
3054
3055
3056
3057 3058
3060
3061
3062
3063
3064
3065
3066
3067
3068
3069
3070
3071
3072
3074
3075
3076
3078 3079
3080
3081
3083
3084
3085
30863087
3088
3089
3090
3091
3093
3094
3095
3096
3097
3098
3099
3100
3101
3102 3103
3106
3107
3108
3109
3110
3111
3112
3113
3114
3115
3116
3117
3118
3120
3021
3022
3023
3024
3025
3026
3027
3028 3030
30313032
3033
3034
3035
3036
3037
3038
3140
31413143
3144
314531463147
3148
3149
3150
3151
3152
3153
3154
3155
3156 3157
3158
3159
31603161
3162 3163
3164 31653166
3167
3168
3169
3170
3171
3172
3173
3174
3175
3176
3177
3178
3179
3180
3181
3184
3187
3188
3189
3190
3191
3192
3193
3194 3195
3196 3197
31983199
3200
3201
3202
3203
3205
3206
3207
3208
3210
3211
3212
3213
3216
3218
3219
3220
3221
3222
3225
3226
3227
3228
3229
3230
3235
3237
3238
3239
3240
3245
3247
3249
3250
3251
3252
3253 3254
3255
3258
3259
3260
3261
32663271
3272
3273
3274
3275
3276
3277
3279
3281
3283
3284
3285
3286
3287
3288
3289
3290
3291
3292
3293
3295
3296
3297
3298
3299
3300
3301
3302
3303
3304 3305
3306
3307
3308
33093310
3311
3312
3313
33143315
3316
3317
3318
3319 3320
3321
3323 3326 3327
3328
3329
3329
3330
3331
3332
3333
3334
3336
3337
3339
3341 3342
3344
3347
3348
3349
3353
3354
3355
3356
3357
3358
33603361
3362
3363
3364
3365
3366
3367
3368
3369
3370
3371
3372
3373 3374
3376 3378
33793380
3382
3383 3384
3385
3386
3387
3390
3391
3392
3393
3394
3396
3397
3398
3399
3400
3401
3402
34043405
3407
3409
3410
34113412
3413
3414
3415
3416
3417
3418
3421
3422
3423
3424
3427
3428
3429
3430
3431
3432
3433
3434
3435
3436
3437
3438
3439
3440
3441
3442
3444
3445
3446
3447
34493451
3452
3453
3454
3456
3457
3458
3459
34613462
3463
3464
3465
3466
3467
3468
3469
3471
3472
3474
3476
3477
3478
3479
3480
3481
3482
3483
3484
3485
3487 3488
3489 3490
3491
3492
3493
3494
3495
3496
3497
3498
3499
3501
3502
3503
3504
3505
3506
350735093510
35113512
3513
3514
3515
3516
3517
3518
35193520
3521
3522
3523
3524
3525
3526
3527 3528
3529
3530
3531
3532
3533
3534
3535 3536
3537
3538
3539
3540
3541
3859
3860
3861
3862
3864
38653866
3868
3869
3870
3873
38743875
3876
3938
4002
4005 4006
4007
4010
4012
4013
Legend
Healthy Trees
Declining Trees
Property Boundary
No Disturbance Area
Note: Only protected species and sizes shown.
0 30 60 90 12015
Feet
Text
VICINITY MAPLIMITCOPPELLCORPORATE PARK
MISTY HAVEN
Andrew Bro wn
Comm unity Park
PARKW AYAndrew Bro wn
Comm unity Park
COTTON WOO D BRANCHCITY
CITY
COPPELL
HIGHLANDLEWISVILLE
A C EACE
S. H. 121S. H. 121 BUSINESSS. H. 121 BYPASS
DENTON CREEK DENTON TAP ROADSITE
VICINITY MAP
NOT TO SCALE
DESIGNED DRAWN CHECKED SCALE DATE KHA PROJECT NO.
JAG JAG MEH 1" = 60'APRIL 2012 64447701
TREE SURVEY AND PRESERVATION PLAN
FOR REVIEW ONLY
WESTHAVEN
ZONING: PROPOSED PD-255-SF
297 RESIDENTIAL LOTS / 36 OPEN SPACES
BEING 93.781 ACRES
OUT OF THE
PETER HARMONSON SURVEY, ABSTRACT NO. 1794
(DALLAS COUNTY), ABSTRACT NO. 604 (DENTON COUNTY)
AND B.B.B.&C. RR. CO. SURVEY, ABSTRACT NO. 1772
CITY OF COPPELL, DALLAS AND DENTON COUNTY, TEXAS
DEVELOPER:
Contrast Development
300 E. John Carpenter Frwy, Suite 940
Irving, TX 75062
Tel: (972) 793-7685
Contact: Terry Mitchell, P.E.
ENGINEERING/PLANNER:
Kimley-Horn and Associates
5750 Genesis Ct. Suite 200
Frisco, TX 75034
Tel: (972) 335-3580
Contact: Mark Harris, P.E.
T-4
OWNERS:
Howsley, et al c/o William Howsley
Hawkeye Realty Schreiber, L.P.
Sheet 04 of 04
He alth Pre se rv e d Re mov e d
Healthy 9,460.5 inc hes 21,698.6 inc hes
Dec lining 964.0 inc hes 1,582.2 inc hes
T otal 10,424.5 inc hes 23,280.8 inc hes
Healthy 729 total 1886 total
Dec lining 63 total 108 total
T otal 792 total 1994 total
Calipe r Inche s of T re e s
Numbe r of T re e s
COPYRIGHT 2012 CALLISONO:\Projects\HFMP\CaddHFMP\Sheets\hfmp_l-00.dwg 5/31/12 10:16 AM c
L-00
LANDSCAPE KEY PLAN
NORTH
COPYRIGHT 2012 CALLISONO:\Projects\HFMP\CaddHFMP\Sheets\hfmp_l-01.dwg 5/31/12 10:17 AM c
L-01
LANDSCAPE PLAN
NORTH
COPYRIGHT 2012 CALLISONO:\Projects\HFMP\CaddHFMP\Sheets\hfmp_l-02.dwg 5/31/12 3:48 PM c
L-02
LANDSCAPE PLAN
NORTH
COPYRIGHT 2012 CALLISONO:\Projects\HFMP\CaddHFMP\Sheets\hfmp_l-03.dwg 5/31/12 10:18 AM c
L-03
LANDSCAPE PLAN
NORTH
COPYRIGHT 2012 CALLISONO:\Projects\HFMP\CaddHFMP\Sheets\hfmp_l-04.dwg5/31/123:51 PMcL-04LANDSCAPE PLANNORTH
60' WIDE EASEMENT TO BRAZOS
ELECTRIC POWER COOPERATIVE, INC.
VOL. 91077, Pg. 2012, D.R.D.C.T.
VOL. 2973, PG. 0224, O.R.D.C.T.
COPYRIGHT 2012 CALLISONO:\Projects\HFMP\CaddHFMP\Sheets\hfmp_l-05.dwg 5/31/12 10:30 AM c
L-05
LANDSCAPE PLAN
NORTH
COPYRIGHT 2012 CALLISONO:\Projects\HFMP\CaddHFMP\Sheets\hfmp_l-06.dwg 5/31/12 10:31 AM c
L-06
LANDSCAPE DETAILS
COPYRIGHT 2012 CALLISONO:\Projects\HFMP\CaddHFMP\Sheets\hfmp_l-06.dwg 5/31/12 10:32 AM c
L-07
LANDSCAPE DETAILS
COPYRIGHT 2012 CALLISONO:\Projects\HFMP\CaddHFMP\Sheets\hfmp_l-06.dwg 5/31/12 10:32 AM c
L-08
LANDSCAPE DETAILS
COPYRIGHT 2012 CALLISONO:\Projects\HFMP\CaddHFMP\Sheets\hfmp_l-06.dwg 5/31/12 10:34 AM c
L-09
LANDSCAPE DETAILS
COPYRIGHT 2012 CALLISONO:\Projects\HFMP\CaddHFMP\Sheets\hfmp_l-06.dwg 5/31/12 10:36 AM c
L-10
LANDSCAPE DETAILS
COPYRIGHT 2012 CALLISONO:\Projects\HFMP\CaddHFMP\Sheets\hfmp_l-06.dwg 5/31/12 10:36 AM c
L-11
LANDSCAPE DETAILS
COPYRIGHT 2012 CALLISONO:\Projects\HFMP\CaddHFMP\Sheets\hfmp_l-06.dwg 5/31/12 10:37 AM c
L-12
LANDSCAPE DETAILS
COPYRIGHT 2012 CALLISONO:\Projects\HFMP\CaddHFMP\Sheets\hfmp_l-06.dwg 5/31/12 10:37 AM c
L-13
LANDSCAPE DETAILS
COPYRIGHT 2012 CALLISONO:\Projects\HFMP\CaddHFMP\Sheets\hfmp_l-06.dwg 5/31/12 10:38 AM c
L-14
LANDSCAPE DETAILS
ITEM # 7
Page 1 of 2
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
Westhaven, Preliminary Plat
P&Z HEARING DATE: June 21, 2012
C.C. HEARING DATE: July 10, 2012
STAFF REP.: Marcie Diamond, Assistant Director of Planning
LOCATION: South of S.H. 121, approximately 450 feet west of Magnolia Park
SIZE OF AREA: 93.8 acres of property
CURRENT ZONING: HC (Highway Commercial)
REQUEST: A preliminary plat to permit the development of 297 residential lots and 37
common area lots.
APPLICANT: Owners: Prospective Purchaser:
Hawkeye Realty Schreibner, L.P. Terry Mitchell
Attn: Robert B. Payne, Jr. Contrast Development L.L.C.
4809 Cole Avenue, Suite 245 L.B.136 300 E. Carpenter Frwy.
Dallas, Texas 75205 Suite 940
Irving, Texas 75062
Howsley, et. al. 214-793-7685
Attn: William Howsley terry.mitchell@contrastdevelopment.com
2528 Pelican Bay Drive
Plano, Texas 75093
HISTORY: The subject property was zoned Light Industrial in 1983, which was prior to the
establishment of the alignment of S.H. 121 (formally Spur 553 and S.H. 121
Bypass). In 2003, the designation on the Comprehensive Land Use Plan was
changed from Light Industrial/Showroom Uses to Freeway Commercial. As part of
the Council’s action, this property was also rezoned from Light Industrial to
Highway Commercial. The purpose of these revisions was to encourage the
development of more freeway-dependent uses, such as office/ retail/ hotel/
commercial which would be constructed under higher development standards
(facades of brick and stone, controlled signage, etc.) than permitted by industrial
standards (tilt-wall). The property to the east, between the subject property and
Magnolia Park retained its Retail zoning.
At the May 17th meeting, the Planning and Zoning Commission discussed the
Planned Development zoning request including the outstanding issues as
enumerated by staff and by the Commissioners. The applicant revised the
ITEM # 7
Page 2 of 2
submittal and the changes are reflected in the PD request as well as this
Preliminary Plat.
TRANSPORTATION: State Highway 121 is a Freeway (Principal Arterial) built to standard, within a
variable right-of-way.
SURROUNDING LAND USE & ZONING:
North- S.H. 121
South - The Mansions by the Lake, Village at Cottonwood Creek VI and Copperstone: PD-
160-MF-2, SF-7 and SF-9
East - Undeveloped; Retail and Magnolia Park; PD-133-SF
West - S.H. 121
COMPREHENSIVE PLAN:
Coppell 2030, A Comprehensive Master Plan, designates this property as suitable for Urban
Residential Neighborhood, which is defined as areas to provide “for a wide variety of higher
density residential uses (typically greater than four dwelling units per acre) that serve the needs
of residents seeking alternatives to low and medium density single-family detached housing”.
DISCUSSION: The Preliminary Plat is essentially identical to the Detail Plan as submitted with
the PD-255-SF request which was thoroughly discussed in the previous agenda
item. Several of the PD conditions are also reflected on this Preliminary Plat.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of the Preliminary Plat for Westhaven, subject to the following
revisions:
1. Correct note #3 to state that the inbound section will be 18’ vs. 15’ b-b.
2. Define if the HOA maintained, on-street parking areas will be dedicated as right-of-way with a city
license agreement or if they will be platted as X (common area) lots.
3. Include the 5’ wall maintenance easement along the northern lots adjacent to S.H. 121 R.O.W.
4. Revise the note that states the 30’ road easement “to be abandoned by the Final Plat” to “will be
abandoned by separate instrument”, due to the fact it was established in that manner.
The following issues will need to be resolved prior approval of the Final Plat:
1. TxDOT’s approval of the location of the streets intersecting SH 121.
2. Resolution to the sanitary sewer issue.
3. Revised 100-Year Flood Plain line as a result of approval of the CLOMR.
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. Preliminary Plat
PHASE IPHASE II20' UTILITY EASEMENTVOL. 79074, PG. 170D.R.D.C.T.PARTS ONE AND TWOSTATE OF TEXASVOLUME 95178, PAGE 2292D.R.D.C.T.FIRST TRACTCALLED 40 ACRESFRWM, INC.VOLUME 97122, PAGE 5266D.R.D.C.T.FLOODWAY EASEMENTCOMMON AREAVILLAGE AT COTTONWOOD CREEKSECTION VIVOLUME 95036, PAGE 1867D.R.D.C.T.(OWNER: VILLAGE AT COTTONWOODCREEK SECTION VI HOA)STATE HIGHWAY 121 BYPASS(VARIABLE WIDTH R.O.W.)PORTION OF 15.0 ACRETRACT, VOL. 817, PG. 335SITUATED IN VILLAGE ATCOTTONWOOD CREEKSECTION VIPORTION OF 15.0 ACRE
TRACT, VOL. 817, PG. 335 NOT
INCLUDED IN VOL. 501, PG. 57PORTION OF 15.0 ACRETRACT, INST. NO.201000213054 SITUATED INVILLAGE AT COTTONWOODCREEK SECTION VISTATE HIGHWAY 121(VARIABLE WIDTH R.O.W.)PHASE IITHE MANSIONS BY THE LAKEVOLUME 99215, PAGE 484D.R.D.C.T.TO JOHN EGELSTON, ET ALVOLUME 2005031, PAGE 8619O.P.R.D.C.T.CALLED 10.393 ACRESSTATE OF TEXASINST. NO. 97-R0089415O.R.D.C.T.VOL. 98030, PG. 4098D.R.D.C.T.CALLED 0.8610 ACRESTATE OF TEXASINST. NO. 97-R0089415O.R.D.C.T.VOL. 98030, PG. 4098D.R.D.C.T.CALLED 2.743 ACRESSTATE OF TEXASINST. NO. 97-R0089415O.R.D.C.T.VOL. 98030, PG. 4098D.R.D.C.T.REMAINDER OF ACALLED 1.47 ACRESGIA G. RISH McLEANVOL. 96067, PG. 5566D.R.D.C.T.LOT 7, BLOCK 1ASBURY ESTATESVOLUME 99234, PAGE 47D.R.D.C.T.(OWNER: CITY OF COPPELL)BUFFALO BAYOU, BRAZOSAND COLORADO RAILROADCOMPANY SURVEY,ABSTRACT NO. 1772BUFFALO BAYOU, BRAZOS AND COLORADO RAILROADCOMPANY SURVEY, ABSTRACT NO. 1772THOMAS L. HOLLAND SURVEY, ABSTRACT NO. 624PETER HARMONSON SURVEY,ABSTRACT NO. 1794 (DALLAS COUNTY)ABSTRACT NO. 604 (DENTON COUNTY)BUFFALO BAYOU, BRAZOS AND COLORADO RAILROAD
COMPANY SURVEY, ABSTRACT NO. 1772
CLARINDA SQUIRES SURVEY, ABSTRACT NO. 1327 (DALLAS
COUNTY) ABSTRACT NO. 1682 (DENTON COUNTY)
PETER HARMONSON SURVEY, ABSTRACT NO. 1794 (DALLAS
COUNTY) ABSTRACT NO. 604 (DENTON COUNTY)
PETER HARMONSON SURVEY, ABSTRACT NO. 1794 (DALLASCOUNTY) ABSTRACT NO. 604 (DENTON COUNTY)PETER HARMONSON SURVEY, ABSTRACT NO. 1795 (DALLASCOUNTY) ABSTRACT NO. 530 (DENTON COUNTY)EXISTINGPONDEXISTINGPONDOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHPOHPOHPOHPOHPOHPOHPOHPOHP OHPOHPOHPOHPOHP OHPOHPOHP DENTON COUNTYDALLAS COUNTYDENTON COUNTYDALLAS COUNTY60' WIDE EASEMENT TO BRAZOSELECTRIC POWER COOPERATIVE, INC.VOL. 91077, Pg. 2012, D.R.D.C.T.VOL. 2973, PG. 0224, O.R.D.C.T.DRAINAGE EASEMENTVOL. 95142, PG. 2598,D.R.D.C.T. & CC. NO.95-R0045330 O.R.D.C.T.30' ROAD EASEMENTVOL. 817, PG. 335, VOL.817, PG. 338, INST. NO.201100177765 & INST. NO.201100177766(TO BE ABANDONEDWITH THE FINAL PLAT)DRAINAGE EASEMENTVOL. 98030, PG. 4098,D.R.D.C.T. & CC. NO.97-R0089415 O.R.D.C.T.SERVICE ROAD(VARIABLE WIDTH R.O.W.)SERVICE ROAD(VARIABLE WIDTH R.O.W.)PLOTTED BY PITTS, JEREMY 5/30/2012 3:48 PMDWG NAME K:\FRI_CIVIL\64447700 - COPPELL 47 ACRES\DWG\PRELIMINARY\PLAN SET\C-OVERALL PRELIM PLAT.DWG [Overall Layout]LAST SAVED 5/24/2012 4:27 PM
DEVELOPER:Kimley-Horn and Associates5750 Genesis Ct. Suite 200Frisco, TX 75034Tel: (972) 335-3580Contact: Mark Harris, P.E.ENGINEER/PLANNER:DESIGNEDJDPDRAWNJDPCHECKEDMEHSCALEAS SHOWNDATEAPRIL 2012KHA PROJECT NO.64447701OWNERS:Contrast Development300 E. John Carpenter Frwy, Suite 940Irving, TX 75062Tel: (972) 793-7685Contact: Terry Mitchell, P.E.Howsley, et al c/o WilliamHowsleyHawkeye Realty Schreiber,L.P. et al c/o Robert B.Payne, Jr.VICINITY MAPNOT TO SCALESITEP-100120'240'NON-TYPICAL GRAPHIC SCALE 120'BEING a tract of land situated in the Peter Harmonson Survey, Abstract No. 1749 (Dallas County), Abstract No. 604 (Denton County) and the Buffalo Bayou, Brazosand Colorado Railroad Company Survey, Abstract No. 1772, City of Coppell, Dallas County and Denton County, Texas, and being a portion of a called 6.0 acre tract ofland, a portion of a called 8.0 acre tract of land and all of a called 15.0 acre tract of land, conveyed to conveyed to WCH Family Partnership, Ltd., as evidenced in aSpecial Warranty Deed, recorded in Instrument No. 201000213054 of the Official Public Records of Dallas County, Texas (O.P.R.D.C.T.), a portion of a called 8.0 acretract of land, conveyed to Mary Sue Flournoy as evidenced in a Warranty Deed, recorded in Volume 1053, Page 417of the Official Records of Denton County, Texas(O.R.D.C.T.), being all of a called 15.0 acre tract, conveyed to Mary Sue Flournoy as evidenced in a Warranty Deed, recorded in Volume 817, Page 335 of the OfficialRecords of Denton County, Texas (O.R.D.C.T.), and a portion of a called Tract 1, conveyed to Hawkeye Realty Schreiber, L.P., as evidenced in a Special WarrantyDeed, recorded in Instrument No. 20080211944 of the Official Public Records of Dallas County, Texas (O.P.R.D.C.T.), and being more particularly described by metesand bounds as follows:BEGINNING at a 5/8-inch “J. E. Smith” capped iron rod found for the southeast corner of those tracts of land, conveyed to the State of Texas as evidenced in a Deedrecorded in Volume 95178, Page 2292 of the Deed Records of Dallas County, Texas (D.R.D.C.T.), same being the intersection of the south right of way line of StateHighway No. 121 Bypass (a variable width right of way) with the east line of said 8.0 acre, Mary Sue Flournoy, tract;THENCE South 00°05'20” East, departing the south right of way line of said State Highway No. 121 Bypass and along the east line of said 8.0 acre tract, passing at adistance of 461.24 feet, the southeast corner of said 8.0 acre tract and the northeast corner of said 15.0 acre, Mary Sue Flournoy , tract, a distance of 1,777.55 feet to a5/8-inch “KHA” capped iron rod set for the southeast corner of a called Second Tract, conveyed to T. J. Turner and Colon R. Kelly as evidenced in a Warranty Deedrecorded in Volume 501, Page 57, O.R.D.C.T., from said corner, the southeast corner of said 15.0 acre, Mary Sue Flournoy , tract, bears South 00°05'20" East, 238.91feet;THENCE South 89°45'36" West, departing the east line of said 15.0 acre, Mary Sue Flournoy, tract, along the south line of said Second Tract and along the extensionof the north line and the north line of Village at Cottonwood Creek Section VI, an Addition to the City of Coppell, Texas, according to the Plat thereof recorded inVolume 95036, Page 1867 of the Deed Records of Dallas County, Texas, passing at a distance of 438.77 feet to a corner on the west line of said 15.0 acre, Mary SueFlournoy, tract, same being on the east line of a called 15.0 acre tract of land, conveyed to WCH Family Partnership, Ltd., as evidenced in a Special Warranty Deed,recorded in Instrument No. 201000213054 of the Official Public Records of Dallas County, Texas (O.P.R.D.C.T.), continuing along the south line of said Second Tract,a total distance of 546.05 feet to a corner in the center of Denton Creek;THENCE North 52°54'49” West, along the south line of said Second Tract, the south line of said 15.0 acre, WCH Family Partnership, Ltd., tract and along the center ofsaid Denton Creek, a distance of 253.70 feet to a corner;THENCE North 34°19'49” West, continuing along the south line of said 15.0 acre, WCH Family Partnership, Ltd., tract and continuing along the center of Denton Creek,a distance of 466.38 feet to the southwest corner of said 15.0 acre, WCH Family Partnership, Ltd., tract;THENCE North 00°42'54” West, along the west line of said 15.0 acre, WCH Family Partnership, Ltd., tract, a distance of 5.37 feet to the southeast corner of aforesaidTract 1 as conveyed to Hawkeye Realty Schreiber, L.P., same being in the center of said Denton Creek;THENCE North 47°06'44" West, along the center of Denton Creek and the north line of said 49.899 acre tract, a distance of 92.77 feet to a corner on the common lineof said 49.899 acre tract and Lot 7, Block 1 of Asbury Estates, an Addition to the City of Coppell, Texas, according to the Plat thereof recorded in Volume 99234, Page47, D.R.D.C.T.;THENCE in a westerly direction, continuing along the center of Denton Creek and along the common line of said 49.899 acre tract and said Lot 7, Block 1 of AsburyEstates, the following:North 62°45'44" West, a distance of 113.00 feet to a corner;North 81°01'44" West, a distance of 122.50 feet to a corner;South 63°23'16" West, a distance of 162.00 feet to a corner;South 30°58'16" West, a distance of 193.00 feet to a corner;South 34°28'16" West, a distance of 106.00 feet to the northwest corner of said Lot 7, Block 1, same being the northeast corner of Phase II of The Mansions bythe Lake, an Addition to the City of Coppell, Texas, according to the Plat thereof recorded in Volume 99215, Page 484, D.R.D.C.T.;THENCE in a westerly direction, continuing along the center of Denton Creek and along the common line of said 49.899 acre tract and said Phase II of The Mansionsby the Lake, the following:South 69°32'16" West, a distance of 100.00 feet to a corner;South 89°11'16" West, a distance of 100.00 feet to a corner;North 68°25'44" West, a distance of 108.00 feet to a corner;THENCE North 59°40'46" West, departing the common line of said 49.899 acre tract and said Phase II of The Mansions by the Lake, and continuing along the centerof said Denton Creek, a distance of 222.96 feet to a corner on the common line of said 49.899 acre tract and said Phase II of The Mansions by the Lake;THENCE in a westerly direction, continuing along the center of Denton Creek and along the common line of said 49.899 acre tract and said Phase II of The Mansionsby the Lake, the following:North 69°25'44" West, a distance of 214.00 feet to a corner;North 85°05'44" West, a distance of 301.00 feet to a corner;North 59°06'39" West, a distance of 190.81 feet to the northwest corner of said 49.899 acre tract and said Phase II of The Mansions by the Lake, same being thenortheast corner of a tract of land, conveyed to John Egleston, et al, as evidenced in a Correction Special Warranty Deed, recorded in Volume 2005031, Page8619, D.R.D.C.T.;THENCE North 58°54'53" West, continuing along the center of Denton Creek and along the north line of said John Egleston, et al, tract, a distance of 321.50 feet to acorner on the southeast line of a called 0.8610 acre tract, conveyed to the State of Texas as evidenced in aforesaid Agreed Judgment, recorded in Instrument No.97-R0089415, same being on the southeast right of way line of State Highway No. 121 (a variable width right of way);THENCE North 48°11'27" East, along the southeast line of said 0.8610 acre tract and the southeast right of way line of said State Highway No. 121, a distance of197.30 feet to a 5/8-inch "KHA" capped iron rod set for a corner;THENCE North 44°23'06" East, continuing along the southeast line of said 0.8610 acre tract and the southeast right of way line of said State Highway No. 121, adistance of 129.60 feet to a 5/8-inch "KHA" capped iron rod set for the northeast corner of said 0.8610 acre tract, same being on the southerly, north line of aforesaidTract 1, as conveyed to Hawkeye Realty Schreiber, L.P, same also being on the south line of the remaining portion of a called 1.47 acre tract of land, conveyed to GiaG. Rish McLean, as evidenced in an Affidavit of Heir ship of Denton Glenroy Rish, recorded in Volume 96067, Page 5566, D.R.D.C.T.;THENCE South 89°00'01" East, departing the southeast right of way line of said State Highway No. 121, along the south line of said 1.47 acre tract, along said northline of Tract 1, and along a barbed wire fence, a distance of 113.82 feet to a 1/2-inch iron rod found for the southeast corner of said 1.47 acre tract, same being aninner ell corner of said Tract 1;THENCE North 00°34'18" West, along the east line of said 1.47 acre tract and along a west line of said Tract 1, a distance of 117.07 feet to an aluminum right of waymonument found for the southwest corner of a called 2.743 acre tract of land, conveyed to the State of Texas as evidenced in aforesaid Agreed Judgment, recorded inInstrument No. 97-R0089415, same being the southeast right of way line of aforesaid State Highway No. 121;THENCE in a northeasterly direction, departing the west line of said Tract 1, along the southeast line of said 2.743 acre tract, the southeast line of aforesaid 10.393acre tract, continuing along the southeast right of way line of said State Highway No. 121 and the south right of way line of aforesaid State Highway No. 121 Bypass,the following:North 44°23'08" East, a distance of 520.24 feet to an aluminum right of way monument found for a corner;North 55°02'58" East, a distance of 88.21 feet to an aluminum right of way monument found for a corner;North 51°38'24" East, a distance of 266.32 feet to an aluminum right of way monument found for a corner;North 55°43'59" East, a distance of 180.42 feet to an aluminum right of way monument found for a corner;North 63°13'12" East, a distance of 273.24 feet to a corner, from said corner, a found aluminum right of way monument bears North 80°16' East, 4.95 feet;North 73°02'34" East, a distance of 183.04 feet to a 5/8-inch "KHA" capped iron rod set for a corner;North 84°18'00" East, a distance of 365.42 feet to a 1/2-inch iron rod found for a corner;South 80°35'07" East, a distance of 74.49 feet to a 5/8-inch “J. E. Smith” capped iron rod found for the southwest corner of a called 5.086 acre tract of land,conveyed to the State of Texas, as evidenced in a Deed, recorded in Volume 95142, Page 2590 of the Deed Records of Dallas County, Texas and the easterly,southeast corner of a called 10.393 acre tract of land, conveyed to the State of Texas, as evidenced in the Agreed Judgment, recorded in Instrument No.97-R0089415 of the Official Records of Denton County, Texas (O.R.D.C.T.)South 80°38'53” East, a distance of 288.78 feet to a 5/8-inch “KHA” capped iron rod set for a corner;South 76°50'10” East, a distance of 447.90 feet to a 5/8-inch “KHA” capped iron rod set for a corner;South 64°08'46” East, a distance of 182.89 feet to an aluminum right of way monument found for a corner;South 69°26'24” East, passing at a distance of 123.44 feet, a found aluminum right of way monument, continuing for a total distance of 151.72 feet to thePOINTOF BEGINNING and containing 93.781 acres (4,085,080 square feet) of land, more or less.LEGAL DESCRIPTIONRecommended for Approval:Chairman, Planning and Zoning CommissionDateCity of Coppell, TexasApproved and Accepted:MayorDateCity of Coppell, TexasThe undersigned, the City Secretary of the City of Coppell, Texas, hereby certifies that the foregoingpreliminary plat of Westhaven Subdivision or Addition to the City of Coppell was submitted to the CityCouncil on the ____ day of ___________, 20___, and the Council, by formal action, then and thereaccepted the dedication of streets, alleys, parks, easements, public places, and water and sewer lines,as shown and set forth in and upon said plat, and said Council further authorized the Mayor to note theacceptance thereof by signing his name as hereinabove subscribed.Witness my hand this ____ day of ___________, A.D, 20___.City SecretarySheet 1 of 1TOTAL SITE AREA:93.78 ACRESCURRENT 100YR FLOODPLAIN:47.7 ACRESPROPOSED 100YR FLOODPLAIN:26.5 ACRESTOTAL GROSS COMMON AREA:40.36 ACRESTOTAL NET COMMON AREA:37.11 ACRESTOTAL DENTON CREEK LAKE PARK:27.5 ACRES (68% OF GROSS, 74% OF NET)EXISTING ZONING - HIGHWAY COMMERCIALPROPOSED USE - PDPROPOSED NUMBER OF LOTS:RBN-3: 50RBN-4: 47RBN-5: 200FOR ALL AREA, HEIGHT, SQUARE FOOTAGE, PARKING AND COVERAGE SEEWESTHAVEN DESIGN REQUIREMENTS WHICH ACCOMPANY THIS SITE PLAN.SITE DATA TABLE1. THE CENTERLINE INTERSECTION FOR TERRACE STREET/BANBURY ROAD ANDCANTERBURY COURT MAY BE LESS THAN 90 DEGREES.2. ON-STREET PARKING PAVING AND RIGHT-OF-WAY SECTION SHALL BE 28' B-BTRAVEL SECTION AND 8' PARALLEL PARKING SPACES WITHIN 58' RIGHT-OF-WAY.3. DIVIDED ENTRY ROAD WITH 25' B-B PAVED SECTION INBOUND AND 15' B-B PAVEDSECTION OUTBOUND IS ALLOWED.4. STREET CENTERLINE RADIUS MAY BE LESS THAN 200 FEETON EVERGREEN DRIVEAT WINGATE ROAD, ON JOHNS AVENUE AT WINGATE ROAD AND ON HUNTINGDON.5. STREET CENTERLINE OFFSETS LESS THAN 125 FEET ARE ALLOWED AT THEINTERSECTION OF BANBURY ROAD AND SPRINGLAKE WAY WITH TERRACE STREETAND THE INTERSECTION OF HUNTINGDON STREET AND JOHNS AVENUE WITHEVERGREEN DRIVE.6. STREET INTERSECTION CURB RETURN RADIUS SHALL BE 20 FEET.7. SIDEWALKS ARE NOT REQUIRED WITHIN THE STREET RIGHT-OF-WAY IN LOT 8X,BLOCK D; LOT 11X, BLOCK G, LOT 1X, BLOCK K AND LOT 2X, BLOCK H OR ALONGS.H. 121 FRONTAGE ROAD.8. ALL SIDEWALKS WITHIN STREET RIGHT-OF-WAY SHALL BE 5 FEET WIDE.9. CONSTRUCTION OF SANITARY SEWER LINES USING A 250 FOOT RADIUS WILL BECONSIDERED ON A CASE BY CASE BASIS DURING FINAL DESIGN.10. EXISTING OVERHEAD POWER LINE LOCATED ALONG THE PERIMETER OF THEPROJECT WILL REMAIN IN PLACE. NO NEW OVERHEAD POWER LINES WILL BEALLOWED AS PART OF THIS DEVELOPMENT.11. RBN-5 LOTS WILL BE FRONT ENTRY.REQUESTED VARIANCES TO CHAPTER 13 SUBDIVISIONORDINANCE OF THE CODE OF ORDINANCES1. ALL OPEN SPACE LOTS (LOTS _X) WITHIN THE DEVELOPMENT ARE TO BE OWNED AND MAINTAINED BY THEWESTHAVEN HOA.2. ON STREET PARALLEL PARKING SHALL BE MAINTAINED BY THE WESTHAVEN HOA.3. LANDSCAPE AND HARDSCAPE ELEMENTS SHOWN ON THE LANDSCAPE PLAN WILL BE INSTALLED PRIOR TO THE FIRSTCERTIFICATE OF OCCUPANCY BEING ISSUED FOR A NON-MODEL HOME WITHIN THAT PHASE OF DEVELOPMENT.4. CANTERBURY COURT TO BE ONE-WAY AT NORTHERN LOOP.5. FOR BLOCKS WITHIN THE RBN-5 ZONE WITH FIVE (5) OR MORE HOUSES FRONTING THE SAME STREET, A MINIMUM OF20% AND A MAXIMUM OF 50% OF THE HOUSES SHALL UTILIZE A 20 FOOT BUILDING LINE.6. BRIDGE STREET WILL ALLOW PARKING ON THE WEST AND SOUTH SIDES ADJACENT TO THE CURB. ON THE NORTHAND EAST SIDES, PARKING WILL ONLY BE ALLOWED WHERE PARALLEL PARKING SPACES ARE PROVIDED.7. A 5 FOOT AVERAGE HEIGHT METAL OR WROUGHT IRON FENCE WILL BE INSTALLED WHEN LOTS BACK TO THEDENTON CREEK LAKE PARK AND WESTHAVEN CREEK PARK.8. ALL RBN-5 LOTS SHALL HAVE A 22 FOOT SETBACK TO THE FACE OF THE GARAGE.9. THE WESTHAVEN HOA SHALL MAINTAIN THE SCREENING WALL ALONG STATE HIGHWAY 121 AND SHALL HAVE THERIGHT TO ENTER LOTS 1-11 BLOCK J TO ENSURE THE EARTHEN BERM SUPPORTING THE SCREENING WALL ISADEQUETELY MAINTAINED.10. THE REAR OF THE HOUSES SITUATED ON LOTS 1-6 BLOCK K, LOTS 1-3 BLOCK H AND LOTS 5 AND 6 BLOCK G SHALL BE100% MASONRY EXCLUSIVE OF PORCHES, DOORS, WINDOWS AND AREA ABOVE THE TOP PLATE LINE.11. THE STREET FACING SIDE OF THE HOMES ON LOT 1 BLOCK H AND LOT 5 BLOCK G SHALL BE 100% MASONRYEXCLUSIVE OF PORCHES, DOORS, WINDOWS AND AREA ABOVE THE TOP PLATE LINE.GENERAL NOTESSTREET NAME CHANGELEGENDPHASE LINE