Vistas of C P1-CS 960321 CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE: VISTAS OF COPPELL, PHASE I,
PRELIMINARY PLAT
P & Z HEARING DATE: March 21, 1996
C.C. HEARING DATE: April 9, 1996
LOCATION: East side of Denton Tap Road; north of the Denton Creek
SIZE OF AREA: 21.78 acres
113 residential lots
CURRENT ZONING: PD-SF-7
REQUEST: Approval of preliminary plat for a 113-lot residential subdivision
APPLICANT: Owner: Engineer:
Vista Properties, Inc. Carter & Burgess, Inc.
5950 Berkshire Lane, Ste. 400 7950 Elmbrook Dr., Ste. 250
Dallas, TX 75225 Dallas, TX 75247
(214) 360-1524 (214) 638-0145
HISTORY: The City of Coppell annexed portions of the Vista Ridge Business
Park in 1986 and 1990, including the property currently requested
for rezoning. In connection with the annexation proceedings, the
City held public hearings to establish the existing zoning and
reinforced those decisions by adopting a new Official Zoning Map
in 1991 as part of Ordinance 91500, the current Zoning Ordinance.
On January 18, 1996, and on February 15, 1996, the Planning
and Zoning Commission denied this preliminary plat pending its
decision on the companion zoning case.
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TRANSPORTATION: Denton Tap Road is a P6D, a six-lane divided (120 foot r.o.w.);
currently, a two-lane roadway; the S.H. 121 Bypass will be built
to freeway standards with access roads in 450 feet of r.o.w.
SURROUNDING LAND USE & ZONING:
North - vacant; City of Lewisville
South - vacant, Denton Creek; "TC" Town Center
East - vacant; "HC" Highway Commercial
West - vacant; Planned Development "PD-133 FP, HC, SF-12, SF-9"
COMPREI-IF~NSIVE PLAN: The 1987 Comprehensive Plan shows this property outside
the boundaries of the planning area. The proposed 1996
Comprehensive Plan shows the area as suitable for low-
density residential development.
DISCUSSION: Action on the proposed preliminary plat is dependent upon the outcome
of the companion rezoning request and resulting PD site plan. However,
the complexity of the issues involved in the zoning case has made it
difficult for staff to deal as thoroughly as possible with every final detail
of the plat. One such detail, involving woodlands on Tract I, is of
considerable importance.
Tract I is wooded, but Tracts H and HI are virtually treeless--except along
the drainageway between. They are treeless because the land contains fill
dirt which brought it above flood plain. In reviewing the plans for Tract
I, staff thought it likely that the entirety of the site would have to be
raised similarly and that virtually all its trees would be lost as well. But
at the most recent Development Review Committee meeting, staff has
learned that this may not be the case.
Tract I is wooded mostly with small trees, but also has a significant
number of larger species. If homesites do not need to be filled, many of
these trees can be saved. To make informed decisions, we need more
information than we currently have available. We need to know the
proposed finished floor elevations as required by Section VIII, C,
paragraph 16g, of the Subdivision Ordinance. We need to know where
the larger trees are, as required by paragraphs 10 and 16h of the same
section. We also need a tree preservation plan as stipulated in paragraph
14.
In undertaking to preserve trees, it is important to remember that knowing
their location does not necessarily protect them. City ordinances do not
protect trees within proposed street right-of-way. Information about their
location is useful, nevertheless, and may influence decisions regarding
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street location. To avoid further delay of the platting process, it would
be possible to review this information prior to City Council approval of
the preliminary plat. The Planning and Zoning Commission would have
the opportunity to see the information upon its review of the final plat.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff recommends action consistent with that taken on the companion
rezoning request, subject to engineering comments. If that action results
in approval of a site plan identical to the street and lot arrangement shown
on the proposed preliminary plat, staff recommends approval of the
preliminary plat subject to submission of proposed finished floor
elevations on each lot, a tree survey, and a tree preservation plan.
ALTERNATIVF. S: 1) Recommend approval of the Preliminary Plat
2) Recommend disapprove of the Preliminary Plat
3) Recommend modification of the Preliminary Plat
ATTACHMENTS: 1) Preliminary Plat Phase 1
2) Preliminary Water and Sewer Plan Phase 1
3) Preliminary Drainage Area Map Phase 1
4) Departmental Comments
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