Deer Run-CS 980416 CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE: DEER RUN, PRELIMINARY PLAT
P & Z HEARING DATE: April 16, 1998
C.C. HEARING DATE: May 12, 1998
LOCATION: Northwest corner of Ruby and Coppell Roads.
SIZE OF AREA: Approximately 9 acres (28 duplex lots/56 dwelling units).
CURRENT ZONING: 2F-9 (Two Family-9).
REQUEST: Preliminary Plat approval.
APPLICANT: Developer: Engineer:
Princeton Realty Corp. Harrington Engineering, Inc.
7612 Inwood Rd, Ste 400 3023 Routh St
Dallas TX 75209 Dallas TX 75201
214-357-6988 214-720-6011
Fax 214-357-6987 Fax 214-720-6091
HISTORY: The 2F-9 district has existed on the property since prior to 1984.
There is no previous platting history.
TRANSPORTATION: South Coppell Road is shown on the thoroughfare plan as a C2U
two-lane undivided concrete curb-and-gutter collector within a 60'-
wide right-of-way, but currently it is a 2-lane asphalt road without
curb and gutter contained within a 60'-wide right of way.
Similarly, Ruby road is shown on the thoroughfare plan as a C2U
two-lane undivided concrete curb-and-gutter collector within a 60'-
wide right-of-way, but currently it is a 2-lane asphalt road without
curb and gutter contained within a 40'-wide right of way.
SURROUNDING LAND USE & ZONING:
North- Golden Triangle Mobile Home Park; 2F-9
South- Vacant; LI
East - Shadow Ridge Estates; PD-SF-7
West - Single-family home, Oak Park Village Mobile HOme Park; 2F-9
Item # 8
COMPREHENSIVE PLAN: The Comprehensive Plan shows the property as suitable for
medium density residential uses.
DISCUSSION: During Development Review Committee discussions, a fire code
issue became the focus of much attention. It deserves mention, but
it is not part of the Subdivision Ordinance and therefore has no
bearing on whether or not this plat is approvable.
The issue is the requirement of a fire sprinkler system on all
residential construction except for detached single-family houses
under 10,000 square feet in area. The regulation applies to this
project. It also applies to Mansions on the Lake, Stoneleigh at
Riverchase and the Archon Apartments, all of which have been
platted recently. It is no more an issue for platting purposes than
the City's prohibition of untreated wood shingle roofs, 80%
masonry requirement or regulation of the use of aluminum wiring.
What is at issue is whether or not the plat complies with the
Subdivision Ordinance. With the exception of any items noted in
the attached Engineering Comments, the plat complies with
technical requirements as stipulated therein. However, the
ordinance also states that the arrangement of streets shall be
considered in relation to topographical conditions and the uses of
land to be served by them. Furthermore, the ordinance requires a
tree survey. Since it would make no sense whatsoever to require a
survey if there were no intention to make use of it in the
arrangement of streets, alleys, building lots and open spaces, the
planning staff believes that trees were intended to be considered
important elements of the topographical conditions.
While the street and lot layout presented in this submission is a
highly efficient land plan, yielding 6 dwelling units per acre, it is
not highly sensitive to tree preservation. Of the 19 post oaks over
20" in caliper on the property, this plan will require the removal of
13, or 68%. These include two beautifully low-spreading trees
along the Coppell Road frontage. These trees could be saved, but
not without reducing the lot yield. The planning staff estimates a
loss of 4 dwelling units to save both 30' post oaks, and a loss of
up to 8 dwelling units to save a majority of the larger trees on the
site. An 8-unit reduction would change the yield from 6 units per
acre to 5.15 units per acre.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
The planning staff recommends revision of the plat to preserve all
trees shown on the tree survey over 24" in caliper and a majority
of the trees on the property over 20" in caliper. This is likely to
Item # 8
require a major redesign. Therefore, the most appropriate action
would be to disapprove the plat so that revisions can go back to the
Development Review Committee.
ALTERNATIVES: 1) Recommend approval of the request
2) Recommend disapproval of the request
3) Recommend modification of the request
ATTACHMENTS: 1) Preliminary Plat
2) Preliminary Water & Sewer Layout
3) Preliminary Drainage Plan
4) Tree Survey
5) Screenwall, Landscape & Irrigation Plans (3 sheets)
6) Departmental Comments
Item # 8
DEVELOPMENT REVIEW COMMITTEE
ENGINEERING COMMENTS
ITEM: Deer Run. Preliminary Plat. to allow the development of 54 duplex lots and 3
tn'plex lots on approximately 9 acres of properly, located at the northwest
corner of Ruby and Coppell Roads, at the request of Harrington Engineering,
Inc.
DRC DATE: March 26, 1998 and.4pril 2, 1998
CONTACT: Mike Martin, P.E., Assistant City Engineer 004-3679)
COMMENT STATIlS:
1. A pedestrian access (sidewalk) fi:om Archer Drive north to Wilson Elementary School should be
provided.
Preliminary Water and Sanitary Sewer Layout
1. An 8" water line stub out should be provided in the alley right-of-way between Lots 9A and 8B,
Block 1.