Stoneleigh P1-CS 940721 CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
Courtyards at Riverchase Addition, Preliminary Plat
P & Z HEARING DATE: July 21, 1994
C. C. HEARING DATE: August 9, 1994
LOCATION: East of MacArthur Blvd., south of Riverchase Drive
SIZE OF AREA: 28.96 acres with Phase I consisting of 51 lots, Phase II of 158 lots
CURRENT
ZONING: MF-2
REQUEST: Approval of a preliminary plat to develop townhouses on apartment zoned
land
APPLICANT: Republic Property, Inc. Tipton Engineering
(Owner) (Engineer)
8440 Walnut Hill Lane 6330 Beltline Road
8th Floor Suite "C"
Dallas, Tx. 75231 Garland, Tx. 75043
226-2967
HISTORY: There has been no recent plating history on this parcel.
TRANSPORTATION: Riverchase Drive is a C4U, built to standard in a 60 foot r.o.w.;
Fairway Drive is a C4U, four lane undivided street, not yet built.
Item 12
SURROUNDING LAND USE & ZONING:
North - golf course; SF-12-SUP
South - developing retail; LI
East developing retail; R
West - undeveloped; MF-2
COMPREHENSIVE PLAN: The Plan shows apartment development as most appropriate here.
ANALYSIS: This is a very complex proposal which must be looked at very carefully and
comprehensively to insure the final development is an asset to this community.
In that staff was not provided with detail drawings explaining the overall concept
of this development until our second DRC meeting,and then only partially so, it
is very difficult to analyze in this short time frame everything that might be an
issue for discussion. Because the developer has insisted that this case be heard
in July, staff makes the following comments:
traffic impact study needs to be provided (initially, the developer said he
would not provide such a study--see attachment 1. We subsequently
received the study one day before the staff rec.was prepared). Staff will
have to address traffic impact at the public hearing.
-use to the west needs to be indicated on the plan
-common areas must be labeled and landscaping shown
-an analysis of tree cover needs to be undertaken (again, see attachment 1)
-wetlands seems to be resolved (attachment 1)
-in the original Riverchase zoning case, landscaping was required south of the r.r.
tracks; this proposal does not show it.
-utility and drainage plans need to be provided (attachment 1)
-manholes will be required in lieu of cleanouts at the end of sewer lines
-Fairway Drive needs to be constructed prior to on-site development
-private streets are discouraged
-there are questions regarding hike/bike trail acquisition on this property
-the conceptual plan needs more work
-platting of townhouses on MF land needs close scrutiny to insure code and
ordinance compliance
Because we were provided with only partial platting requirements (incomplete landscaping
plans, for example), questions raised by the plat have not been fully answered (see above
comments), the issue of screening along the railroad track apparently raises two opposing
opinions regarding its provision, the debate over private vs. public streets, staff's position that
Fairway Drive needs to be constructed during Phase I of development, and a host of other
concerns, staff must recommend that this preliminary plat be denied at this time.
* Our understanding is that the applicant wishes to plat townhouse lots (typically 30' x
100') on MF-zoned land. Further, the applicant's wish is to develop only Phase I (51
lots) at this time to test the market. If the market is good, Phase II (158 lots) would be
undertaken. If the townhouse market is soft, it is then presumed that apartments would
be built.
ALTERNATIVES: 1) Approve the Plat
2) Deny the Plat
ATI'ACHMENTS: 1) Tipton letter of Jtlly 7, 1994
2) Preliminary Plan
3) Preliminary Utility Plan
4) Wall & Landscape Plan
5) Traffic study