Country Estates-CS 920416 CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
COUNTRY ESTATES - FINAL PLAT
C. C. HEARING DATE: May 12, 1992
LOCATION: The southwest corner of Bethel School Road and Harris
Street.
SIZE OF AREA: 13.95 Acres
REQUEST: Approval of a final plat.
APPLICANT: Mr. Horace Ardinger Nathan Maier Engineers
(Owner) (Engineer)
9040 Governor's Row 8800 N. Central Expressway
Dallas, TX 75247-0234 Suite #300
Dallas, TX 75231
HISTORY: Country Estates was approved as a preliminary plat by the
City Council in 1989, as well as a zoning change from (C)
Commercial to (SF-12) Single-Family-12. The plat was
approved with the condition that the roadway concerns for
Bethel School Road be resolved prior to final plat
application. The applicant is resubmitting this
preliminary plat with minor amendments, such as:
I) Add Lots 1-3, Block A to the variance request for
front entry garages, in an effort to save large
caliper trees in the rear yard.
2) The depths of Lots 15 and 16 {Block B) have been
reduced in order to provide a street franslfion at the
intersection of Bethel School Road and Harris Street.
TRANSPORTATION:
Shorewood Drive intersects with both Bethel School Road and
Harris Road.
ITEM 7
SURROUNDING LAND USE & ZONING:
North - single-family use; PD-SF-9 zoning
South - vacant; commercial zoning
East - vacant; commercial zoning
West - PD-SF-7 and PD-SF-9
ANALYSIS: The plat as submitted, conforms to City codes and
ordinances, however, staff is concerned with the angle of
the intersection at Bethel School Road and Harris Street,
and recommends that "No Parking" signs be placed along
Harris Street, from Brooks Street north to Bethel School
Road.
The applicant's engineer has submitted a request to leave
the area between lots 3 and 4 of Block A, in its natural
condition. The Engineering Department recommends that the
stream be placed in a storm sewer line along the entire
length of the property, in order to avoid future erosion
problems along the sides of the channel.
In summary, staff has no objections to the approval of the
final plat, but strongly objects to leaving the stream in
its natural condition, between Lots 3 and 4, Block A.
ALTERNATIVES: 1) Approve the final plat along with deviations, as
submitted
2) Approve the final plat with amendments
3) Deny the final plat
ATTACI~IENTS: 1) Final Plat
2) Letter from the applicant's engineer regarding the
channel.
CNTRYEST.STF
consv l
April 3, 1992
Mr. Ken Griffin, P.E.
~ty of Coppell
255 Parkway Blvd.
Coppell, TX 75019
RE: Country Estates
NDM Job No. 89-04-060
Dear Ken,
Thank you for taking thc time to meet with Peter Staks and mc to try to resolve our differences regarding our
desire to leave .Stream '(3 2-A' in a natural condition as it crosses a portion of CounuT Estates. We
appreciate your position that this proposal deserves a thorough analysis. The following is a summary of steps
wc have agreed to take to try to gain your support for our proposal.
1. We will reshape the channel bottom to flatten it's slope., widen the bottom and assure a side
slope of 4:1 or less. This will reduce thc velocity in thc channel to less than $ feet per second.
2. We propose to sod thc channel's sides in any area subject to the 100-year event
(approximately 25' in width for the length of the open area) with Rollle ~ Augustine p~ss.
It is our belief that the reshapin~ and grassing of the channel will yield a non-eroMw
3. In order to provide additional erosion protection at the end of our pipe where the velocity is
greatest, we propose to place grouted miilsap stone in the channel.
4. At our east property line where the improved channel will tramition into the natural
channel, we have agreed to increase the width of the floodway aret
5. In order to assure that the City will have no implied maintenance responsibility relating to
the channel, we have agreed to place a note to that effect on the plat and to file a deed
restriction that places maintenance responsibility wholly upon the lot owner.
Ken, Country Estates will offer some of the most attracti~ and most expensi~ homes within CoppelL In
order to maximize the aesthetic qualities of tbk subdivision, me think it is Of vital importan4~ to pt~rv~ ~
natural channel and thc trees along it.
We understand your position that replacing the channel and trees with a concrete pipe would address the
drainage issue in a virtually maintenance free manner. If this were a tract home subdivision, we would
probably agree with your approach. However, due to the upscale character we are trying the achieve, we
request the latitude to he able to develop a more creative solution.
Three NorthPark/8800 N. Central Expwy./Suite 300/Dallas, Texas 75231/(214) 739-4741
·
Mr. Ken Griffin, P.E.
April 3, 1992
Page 2
We lmow you have given this issue a great deal of your time and attention and we are very appreciative of your
consideration. If there is any other information your need, please let us imow.
Sincerely,
NATHAN D. MAIER
CONSULTING ENGINEERS,,INC.
Mike Daniel
CMD/dmm