Forest Cove 1-CS 970220 CITY OF COPPELL
PLANNING DEPARTM~NT
STAFF REPORT
CASE: FOREST COVE ESTATES, PRELIMINARY
PLAT
P & Z HEARING DATE: February 20, 1997
C.C. HEARING DATE: March 11, 1997
LOCATION: Along the south side of Sandy Lake Road between Coppell Road
and Whispering Hills Drive.
SIZE OF AREA: 26.65 acres; 88 residential lots
CURRENT ZONING: SF-7 (Single Family-7)
REQUEST: Preliminary Plat approval.
APPLICANT: Applicant: Representative:
WODTO, Inc. Carter & Burgess, Inc.
1660 S. Stemmons Frwy., Ste. 280 7950 Elmbrook Dr., Ste. 250
Lewisville, TX 75061 Dallas, TX 75247
(972) 221-1199 (214) 638-0145
HISTORY: No platting history, although a 9.5-acre parcel directly to the east of this
tract was denied plat approval by the Planning and Zoning Commission
in November.
TRANSPORTATION: Sandy Lake Road is a two-lane asphalt road within a variable-
width right-of-way, shown on the thoroughfare plan as a C4D,
four-lane divided collector street to be built within a l l0'-wide
right-of-way. Coppell Road is shown as a C2U, but is currently
a two lane asphalt road contained within a 60'-wide right-of-way.
Item # 13
SURROUNDING LAND USE & ZONING:
North - Summer Place subdivision and Cottonwood Estates; "PD-148 and
SF-12", A residential Planned Development and Single Family-12
zoning;
South - Devonshire residential subdivision; "SF-7" Single Family-7 zoning;
East - vacant; "SF-7" zoning;
West - Shadow Wood Estates; "PD-100, SF-9" Planned Development,
Single Family-9 zoning.
COMPREHENSIVE PLAN: The Comprehensive Plan shows the property suitable for
residential uses.
DISCUSSION: During the Development Review Process, staff raised a number of issues
regarding to this residential subdivision which were not addressed in this
submittal. The City requested that the applicant consider the following
items:
1) The realignment of Whispering Hills Drive with Summer Place
Drive to the north of Sandy Lake Road to ensure that both streets
would have access to the future opening when Sandy Lake Road
is improved.
2) Provide a street connection to Devonshire residential subdivision
at Lot 12, Block E. The City required the Devonshire developer
to provide access to this parcel of land, resulting in the loss of a
residential lot. If the developer of Forest Cove does not provide
a tie-in, the most direct access from Devonshire to Sandy Lake
Road will be the alley.
3) Illustrate on the Landscape/Irrigation Plan the elevations of the
brick masonry screening wall along Coppell Road intended to
screen the rear yards of the single-family lots, as well as the
required living screen for the side yards of the single family lots
and for the Forest Ridge cul-de-sac which approaches Coppell
Road.
4) Illustrate on the Landscape/Irrigation plan the elevations of the
pedestrian and bicycle access at Forest Ridge cul-de-sac to the
south, along the east side of Coppell Road extending to Wilson
Elementary School. This would involve the reworking of the
drainage ditch along Coppell Road.
5) Supply a letter from Lone Star Gas Pipeline allowing pavement to
be placed on top of their 50'-wide easement.
Item # 13
6) Adjust the Landscape/Irrigation Plan to reflect the 30' TU Electric
easement along Sandy Lake Road, as well as the Common Areas
1 through 3.
When the docket copies of this application were submitted for inclusion
in the Commission packet, very few changes were made from the original
submittal.
RECOMMF~NDATION TO THE PLANNING AND ZONING COMMISSION:
We are very disappointed that the applicant largely ignored staff comments, and have no choice
but to recommend denial of the preliminary plat. Not only does this submittal not meet
minimum subdivision requirements, but also more careful planning needs to be conducted to
ensure a well thought-out result occurs on the two adjoining parcels controlled by this developer
(Georgian Place and Forest Cove Estates). In addition, it is suggested the applicant consider PD
zoning on both parcels for other reasons, including a more clearly defined product, the assurance
which a comprehensive development plan would give our citizens, and greater flexibility of
design to accommodate front-entry garages without alleys, among other benefits.
ALTERNATIVES: 1) Recommend approval of the request
2) Recommend disapproval of the request
3) Recommend modification of the request
ATTACHMENTS: 1) Preliminary Plat
2) Landscape Plan
3) Irrigation Plan
4) Departmental Comments
Item # 13
'FEB 1997
...... -'r~l ~U U '"
DEVELOPMENT R F~ VIEW COMMITTEE
ENGINEERING COMMENTS
ITEM: Forest Cove Estates. Preliminary Plat. to allow the development of a
88-lot single family residential subdivision on 26.65 acres of property,
located at the southwest comer of Sandy Lake Road and Whispering
Hills Drive, approximately 2000' west of Denton Tap Road, at the
request of Carter & Burgess, Inc.
DRC DATE: January 30, 1997 and February 6, 1997
CONTACT: Mike Martin, E.I.T., Assistant City Engineer (304-3679)
PRELIMINARY REVISED
AFTER P-&Z
1. Show sight visibility triangles at subdivision entrances as per the City of Coppell ordinance.
The sight visibility triangles must be based on the location of the future back of curb on
Sandy Lake Road.
2. The City would like you to look at realigning Whispering Hills with Summer Place Drive
to the north of Sandy Lake Road to ensure that both streets would have access to the future
median opening when Sandy Lake Road is improved.
3. Provide a letter from Lone Star Gas allowing pavement to be placed on top of their
easement and to allow for City utilities to cross the easement.
4 Impact fees will be required.
5. Provide street connection to Devonshire at lot 12, Block E.
6 Pedestrian & bicycle access needs to be provided to the south to Wilson Elementary School
along Coppell Road. This would require reworking the drainage ditch along Coppell Road.
Water & Sanitary Sewer Layout:
7. Fire hydrant location must be approved by Fire Marshall.
8. Connect the water line in Forest Ridge to Coppell Road.