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Oakbend-AG 900313 ITEM CAPTION: Consideration of a near the southeast corner of Thweatt P~ad Jerry Lacy. SUBMITTED B~: EVALUATION OF Date of Planning & tio~ LEGAL REVIEW Hearing Date: CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT February 15, 1990 OAK BEND ADDITION - PRELIMINARY PLAT LOCATION: SIZE OF AREA: APPLICANT: Near the southeast corner of Thweatt Road and State Road. 50.64 acres Mr. Jerry Lacy, Trustee 10888 Shady Trail P.O. Box 20297 Dallas, Texas 75220 (2t4) 357-0146 HISTORY: This plat has had a history of denial, primarily based on Commission concern with its closeness to the airport noise 65 LDN line, and its non-compliance with the Comprehensive Plan. On September 21, 1989, the Planning Commission recommended denial of the plat as well as a zoning change from (LI) Light Industrial, to (SF-7) Single Family-7. The applicant appealed the zoning denial to Council and was approved for (PD-SF-9} Planned Development Single Family-9 on October 10, 1989. The preliminary plat was resubmitted on November 16, 1989, and was denied because of a lack of information informing a potential home-buyer of the adjacent 65 LDN noise contour. The case was resubmitted on January 25, 1990. The Planning Commission again denied the plat due to applicant offered alterations' made during the public hearing dealing with a density _reduction and proposed open space buffer. The Commission promised to expedite the reapplication of the preliminary plat, and after many meetings between January 25 and today, the attached plat is submitted. TRANSPORTAT ION: State Road is an unimproved, two-lane asphalt road in need of major repair. The R.O.W. varies from as little as forty feet. Freeport Parkway, at the institution 'of this applicant, by the way, has been realigned and will replace State Road at a future date with a minimum 110 foot Thweatt Road is also unimproved, and is basically contained within- an existing 50 foOt R.O.W. The Master Plan indicates Thweatt Road to eventually be' up-graded to a major arterial with 110 feet of R.O.W. ITEM 10 ANALYSIS: This proposal was developed after numerous conversations with staff, Commission, and Council participation. The preliminary plat before you reduces the density from 148 lots to 140. The lots which have been lost are replaced with a 2 1/2 acre park site, with an additional .4 acres dedicated for future right-of-way for Freeport Parkway. The applicant volunteered to contribute $50,000 to the eventual improvement of Freeport Parkway (in exchange for not having to construct three-lanes of that facility through his property today), increase all easements throughout the plat from 15 feet to 20 feet, and agreed to investigate the possibility of increasing the proposed access and drainage easement between Post Oak Drive and Beale Lane to the park land. He has also agreed to provide a finished floor elevation on lots adjacent to Cottonwood Branch. The developer feels no homeowners association should be established to maintain the screening wall adjacent to Thweatt Road. Although this plat is an improvement over the earlier proposals, staff still has concerns with the size of the park, the fact that access to it is limited and there is little opportunity for the citizens of Coppell to gain entry to the open space without adequate parking being provided. Also the isolated nature of its placement is worrisome. If this park dedication is satisfactory to Commission (staff advocates a 3 acre minimum park site), a dedication instrument will need to be prepared. Also, because the drainage plans show a drainage channel running parallel to the western lot line, two pedestrian bridges need to be provided - one from a 20 foot access/drainage easement from the Post Oak Drive cul,de-sac, the other from a second 20 foot drainage/access easement from Beale Lane. Finally, staff advocates provision of a conceptual landscape plan for the area outside the screening wall along Thweatt Road, and establishment of a homeowners association to maintain that area as well as any common ground elsewherein the development. ALTERNATIVES: 1) 2) 3) Approval of the plat as submitted Approval of the plat with additional conditions not reflected by the plat Denial of the plat ATTACBMENTS: 1) 2) Preliminary Plat Letter from applicant OKBNDSTF Minutes of February 15, 1990 Planning & Zoning Commission Page 5 DRAFT Co~missioner Weaver moved to deny the final plat for Park West Commerce Center. Commissioner Scott seconded the motion; motion carried (5-0) with Chairman Munsch and ¢omissioners Gross, Redford, Scott and Weaver voting in favor of the motion. Item 9: Consider approval of a preliminary plat for Pecan llollo~ Addition, located 550 feet south of the southwest corner of Lodge Road and Parkway Boulevard, at the request of Gateway, U.S.A. Director of Planning Gary L Sieb introduced the item to the Commission. Mr Sieb stated that this request is on a 59.4 acre tract of land, with 204 lots. Mr. Sieb stated that the developer has done a tree survey of trees 6 inches and larger. They have spotted at least 270 trees on the property. Mr. Ron Fraze and Mr. Bill Anderson were present to represent this item before the Commission. Following discussion Commissioner Gross moved to approve the preliminary plat for Pecan Hollo~ Addition with the recommendation that they try to change the alley on Block G if it is feasible with the builders. Commissioner Weaver seconded the motion; motion carried (5-0) with Chairman Munsch and Commissioners Gross, Redford, Scott and Weaver voting in favor of the motion. Item 10: Consider approval of a preliminary plat for Oakbend Addition, located near the southeast corner of Thweatt Road and State Road, at the request of Mr. ~erry Lacy. Planning Director Gary L. Sieb introduced the item to the Commission. Mr. $ieb stated that this ite~ has had a great deal of discussion, and back on January 25, 1990, the Con, lesion denied the plat and reco~aended that staff expedite the review of a revised plat, which was introduced at the Co~issionsw ~anuary hearing. Staff has obliged, and the revised plat includes an almost three acre park, the elimination of eight lots, and the density has fallen from 148 to 140 units. Mr. Sieb stated that staff is concerned with the size of the park, the landscaping and the screening wall did not have the homeowners association attached to it, and also the fact that there is a suggestion that two pedestrian foot bridges be extended across the ends of the cul-de-sacs into the park land due to an existing ditch. Hinutes of February 15, 1990 Planning & Zoning Commission Page 6 Mr. Peter Staks of Nathan Maier Engineers was present to represent this item before the Commission. Mr. Staks stated that they feel the best ~ethod of nmintenance to the screening wall would be with making it a portion of the property o~ners lot. He also stated that to insure that it is installed properly, the developer has agreed to provide the landscaping as required by the City Ordinances, and irrigate the system and tie it into those individual units. Mr. Staks then stated they have submitted a drainage plan, which shows the low flow outlet from the pond, which currently drains slightly to the east and then south. They would simply be re-adjusting that lo~ flo~ area. Mr. Staks also stated that they would request only fifteen foot drainage easesents. City Engineer Russell Doyle stated that the Public Works Department feels the twenty foot drainage easement is warranted, and that will be there request in the future. Mr. Staks stated that a pedestiran bridge across Cottonwood Branch, a suggestion made by the Commission, would create a monstrosity, and a problem with who owns the bridge and who is liable. Hr. Steve Stolte, who is the purchaser of this property, stated that he feels by building the pedestrian bridges, they would be allowing children access into all of those backyards, and thereby causing nunerous problems, as well as being very costly to their development. Therefore, the applicant was not inclined to build a bridge over Cottonwood Branch, nor footbridges to get to the park land. Following discussion Commissioner Gross moved to approve the preliminary plat for Oak Bend Addition with the previous restrictions as required by City Council, that the developer contribute $50,000.00 for the improvement of Freeport Parkway, and that they construct one pedestrian bridge across the drainage area on the west side, and that a homeowners association be required to ~aintain the co~on areas. Commissioner Redford seconded the motion; motion carried (4-1) with Chairman Munsch and Commissioners Gross, Redford and Scott voting in favor of the motion, and Commissioner Weaver voting against the motion. DISCUSSION Item 11: General discussion concerning platting and zoning issues. No discussion.