Enclaves-CS 931118 CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE #: Marks Apartments, Preliminary Plat
P & Z HEARING DATE: November 18, 1993
C. C. HEARING DATE: December 14, 1993
LOCATION: Along Parkway Boulevard, approximately 1,000 feet east of Heartz Road.
SIZE OF AREA: 5.843 acres of land, to be utilized for a 124 unit apartment complex
CURRENT MF-2
ZONING:
REQUEST: Approval of a preliminary plat to construct a 124 unit apartment
complex
APPLICANT: Jonas Properties Lane's Southwest Surveying
Glen Brovant (Owner) Jim Lane (Surveyor)
11615 Forest Central 3149 Highway #67, Suite F
Suite 100 Mesquite, TX 75150
Dallas, Tx. 75243 (214) 681-4442
(214) 553-5531
HISTORY: There has been no recent plating history on this parcel.
TRANSPORTATION: Parkway Blvd. is a (C4D), four lane divided roadway built to
standard, in a 90-110 foot r.o.w.
Item 6
SURROUNDING LAND USE & ZONING:
North -Kid Country and Park; TC
South - single family; PD
East - single family; TH-2
West - developing single family; SF-7
COMPREHENSIVE PLAN: The Plan shows single family uses as most appropriate for this
parcel
ANALYSIS: There are several technical elements of the platting requirements that have not
been met by this application including location of all screening walls, topography, preliminary
landscape plans among others, and the plat can be denied because of these omissions.
Of considerable concern to staff, assuming these technical requirements can be met, however,
is the configuration of the plat itself which does not include the drainage areas on the east and
south side of the property. As proposed, these leave-outs become "no man's land" with no clear
understanding regarding whose responsibility they become. We have learned through painful
experience that these channels have become a nuisance to the health, safety, and welfare of the
citizens of this community, and we have had poor response to the City's and citizen's requests
to clean up, mow and generally maintain these areas over the years. Additionally, it does not
make good subdividing sense to approve any plat which leaves such an area basically unattended.
We have been advised through the DRC process that the applicant can meet our 10% parking
lot landscaping requirement, that appropriate screening walls conforming to zoning will be
provided, and covered parking will be constructed. We have actually seen no plans addressing
these issues. Therefore, because of the sensitive nature of this request (centered in an
established single family community) staff is uncomfortable taking the developers word that these
requirements will be met. We need to see specific plans, not promises, before reacting to this
request in a positive manner. In addition, construction plans for off-site sanitary sewer will be
required, a median and left turn lane along Parkway Blvd. to aid circulation to this project needs
to be provided, and the Floodplain Administrator's signature block needs to be added to the plat.
Finally, a petition has been submitted by 133 homeowners in the surrounding neighborhoods
suggesting that if the plat is approved:
1. a 10 foot masonry fence be placed around the complex (code mandates no
fence higher than 8 feet)
2 no three story buildings be allowed (MF-2 allows three story)
3. dumpster location be rethought
4. apartment developer be responsible for the drainage easement
A second petition signed by 121 homeowners has been submitted which recommends that the
plat be denied, and further petitions the Commission to authorize the calling of a public hearing
to consider rezoning this tract into "...single family which would blend in with existing
neighborhoods."
To recap. Because the plat does not technically meet the requirements of our platting rules,
because of the uncertainty of the maintenance of the drainage areas, and because of the outcry
from adjoining property owners that several changes need to be made to this potential
development before it can be positively considered by the community, staff would recommend
denial of the plat at this time.
ALTERNATIVES: 1) Approve the preliminary plat
2) Deny the preliminary plat
3) Modify the preliminary plat
ATI'ACHMENTS: 1) Preliminary plat
2) Preliminary Site plan
3) Petitions (2) submitted by community
marksapt.pp
PETITION
We tho citizens surrounding the proposed "Marks
the City and the Planning & Zoning Board to eonside~
changes to the proposed '~/larks Apartments":
1) A 10-foot masonry wall be constructed surrounding the
South & West side of the apartment complex;
2) We understand that Buildings #3 are to be 3-story. We
oppose ali 3-story buildings. We would prefer all buildings
to be a maximum of 2-stories. Furthermore, we feel strongly
that Building #3-~YI presents a great fire hazard. If that
building is truly three stories and catches on fire, there is
not sufficient access for a ladder-fire truck to get to it. We
therefore would request that the Fire Marshall look closely
at the plans for this building and it's placement in the
complex;
3) Those houses who border the drainage easements on the
south and west side of the complex have numerous rodent
problems -- rats, mice, beavers, etc. There will have to be
weep holes in the masonry wall which would allow these
rodents to set up house near the dumpsters. Therefore we
would ask that the dumpster placement be re-thought, so no
dumpsters were close to the drainage easements;
4) Those houses who border the drainage easements have had
extensive cleaning done on the land next to the drainage
easement. We would therefore ask that the developer for
the Marks Apartment Complex be responsible for clearing
and maintaining the drainage easement.
We the c~t~zens surrounding the proposed "Marks Apa ents" wo
the City and the Planning & Zoning Board to oppose ti/' ~ proposed
apartment complex completely. That particular peice of land is
surrounded by single family housing whose value would be greatly
diminished. We feel the land should be rezoned to single family which
would blend in with existing neighborhoods.
Signature Printed Name & Address
11615 FOREST CENTRAL
0ALLA$, TEXAS 7~243
(214) 5153,5531
BEK)VONT PROPERTIES. INC. FAX 553.1082
November 3, 1993
Mr. Gary Seib
Planning Director
City of Coppell
Re: Marks Apartments, Parkway Boulevard
We originally perceived the drainage easement as part of the Coppetl park
plan. In that light, while we don't own the property, we had thought that we could
grade, and seed it down to creek, We have now agreed with the City, per exhibit A,
that we will grade the easement abutting our property, seed it, and instatl a (5) five foot
sidewalk along both the East and South side of the property. As we understand now
from Lane Southwest Surveying, Inc., a 6 foot screening wall is required between the
multi-family and the single family zoning. We would like to explore the option of
additional plants and trees versus the fence. These items contribute to society by
providing: air cleansing, places for animal life to live, earth surface for rain to be
absorbed, and by providing tranquil spaces for adults and children to walk and play.
Six foot walls are already installed on the single family lot lines. Another (6) six foot
wal! only serves to further divide and isolate people!
Let's explore the options proposed to improve the environment and tO enhance the
Coppell park features.
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