Waters Edge P1-CS 920521 CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
WATERS EDGE ADDITION - PRELIMINARY PLAT
P & Z HEARING DATE: May 21, 1992
C. C. HEARING DATE: June 9, 1992
LOCATION:
664' north of Sandy Lake Road, along the west side of
MacArthur Boulevard.
SIZE OF AREA: 13.3 acres and containing 48 lots.
REQUEST:
Approval of a preliminary plat of Waters Edge Addition.
APPLICANT:
Matthews Southwest Inv's.
(Prospective Purchaser)
Mr. Tim House
5220 Spring Valley
Suite #500
Dallas, TX 75240
(214) 934-0123
N.D. Maier Engineers, Inc.
(Engineer)
Mr. Mike Daniel
8800 N. Central Expressway
Suite #300
Dallas, TX 75231
(214) 739-4741
HISTORY:
A request for SF-0 (57 dwelling units) was heard by the
Planning Commission in April and was denied without
prejudice by a unanimous vote.
TRANSPORTATION:
Sandy Lake Road is proposed to be a four-lane divided
thoroughfare (C4D/6), contained within a six-lane
right-of-way (110 feet); MacArthur Boulevard is a major
thoroughfare (P6D), four-lane divided contained within a
100 tO 110 foot right-of-way.
SURROUNDING LAND USE & ZONING:
North - developed single-family; PD
South - vacant; C
East - CISD Elementary School under construction; MF-2
West - developing single-family; SF-9
ITEM 10
COMPREHENSIVE PLAN:
The Comprehensive Plan shows low density, sinqle-family
uses as being most appropriate here.
ANALYSIS:
Because staff recommends denial of PD zoning on this
parcel, and the granting of SF-7, this plat warrants denial
because it reflects a lot standard not permitted by SF-7
zoning. Several lots are too narrow, too small, and yards
proposed do not conform to SF-7 development standards.
ALTERNATIVES:
1) Approve the preliminary plat
2) Deny the preliminary plat
3) Modify the preliminary plat
ATTACHMENTS: 1) Preliminary Plat
WTREDG.STF
P & Z HEARING DATE:
C. C. HEARING DATE:
CITY OF COPPELL
PLANNING DEPARTMENT
CASE ~: PD-125
STAFF REPORT
(WATERS EDGE ADDITION)
May 21, 1992
June 9, 1992
LOCATION:
664' north of Sandy Lake Road, along the west side of
MacArthur Boulevard.
SIZE OF AREA: 13.3 acres and containing 48 lots.
REQUEST:
Approva1 of a zoning change from (TH-I) Town House-l, to
(PD-SF-7) Planned Development SinGle-Family-7-
APPLICANT:
Matthews Southwest Inv's.
(Prospective Purchaser)
Mr. Tim House
5220 Spring Valley
Suite #500
Dallas, TX 75240
(214) 934-0123
N.D. Maier EnGineers, Inc.
(EnGineer)
Mr. Mike Daniel
8800 N. Central Expressway
Suite #300
Dallas, TX 75231
(214) 739-4741
HISTORY:
A request for SF-0 (57 dwelling units) was heard by the
Planning Commission in April and was denied without
prejudice by a unanimous vote.
TRANSPORTATION:
Sandy Lake Road is proposed to be a four-lane divided
thoroughfare (C4D/6), contained within a six-lane
riGht-of-way (110 feet); MacArthur Boulevard is a major
thoroughfare (P6D), four-lane divided contained within a
100 to 110 foot riGht-of-way.
SURROUNDING LAND USE & ZONING:
North - developed sinGle-family; PD
South - vacant; C
East - CISD Elementary School under construction; MF-2
West - developing sinGle-family; SF-9
ITEM 9
COMPREHENSIVE PLAN:
The Comprehensive Plan shows low density, single-family
uses as being most appropriate here.
ANALYSIS:
This is a rerun of an aborted zoning request heard by the
Planning Commission in April. That request asked for SF-0
and 57 lots. At the public hearing, the Planning
Commission unanimously denied (without prejudice) the
applicant's proposal. The same prospective purchaser is
back this month with what Planning Staff refers to as a
"pseudo" PD. Although the density has been redUCed to 48
lots and the circulation system has been altered slightly,
staff still has problems regarding why this request is
deemed a PD - other that the fact that up to 35% of the
property can be developed with less than SF-7 guidelines.
The open space shown here is the same as on the earlier
proposal, and will be maintained by a homeowners
association, regardless of zoning granted. The open space
along MacArthur Boulevard will be dictated by the
Streetscape Plan, so any unique features warranted by PD
zoning will occur, again regardless of zoning granted. The
lack of alleys along the canal and at the southwest corner
of this parcel can be addressed through the subdivision
process, negating another reason for PD zoning. Finally,
staff has no additional, tangible exhibits which convey a
unique product here - indeed, it could be argued that this
request is merely a warmed over SF-O with bigger lots.
Staff recommends denial of the PD, granting of SF-7
zoning.
ALTERNATIVES: 1) Approve the zoning change
2) Deny the zoning change
3) Modify the zoning change
ATTACHMENTS:
1) Zoning Exhibit
2) Letter to City Engineer dated 5/8/92
3) Site Plan (Preliminary Plat)
PD125.STF
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NATHAN D. MAIER
Mr. Ken
City Engineer
25~ Parkway Bird
P.O. Box 4'/8
CoppeH, Texas 75019
Based upon your recommendation we have reviewed the Waters Edge Street locations as they relate to
MacArthur Blvd.
As you are aware, since the initial SF-0 submittal, we have adjusted the site plan to eliminate a number of lots
and increase the lot size. This will result in about a twenty percent reduction in trip generation.
The projects principal entry (at the north) provides for access to a full MacArthur median break. The
southern entry provides for access to the southbound lanes of MacArthur. This order of access provides the
proper and appropriate directional opportunities to drivers from the subdivision. Also the mjority of the lots
face the street that a~_,~ses the median break.
Any concern for U-Turn traffic at Village Parkway is minimized by the case that Village Parkway is not a
collector street to the west and the majority of the subdivisions' lots face the street (Mallard Bay) with the
~ northbound median break. Over 83% of the lo~s provide alley access to within one lot of Maliard Bay
Drive.
The situation may be substantially minimized in that it is fully expected that with the elementary school
location immediately across MacArthur, this section will be in a school zone with appropriate posted reduced
speeds. A simple, but very effective, method of assuring no u-turns is to post the intersection with appropriate
signage.
Teal Lane should meet the city standard of a 125' minimum offset center line to center line from Village
Parkway. It scales on the site plan to be approximately 200' of offset thereby providing for appropriate street
Internally, providing an extremely circuitous entry route to one of the two principle entries to the subdivision
in an effort to target another median break seems undesirable from a planning and traffic routing perspective.
In our professional opinion, all of the noted factors, separately and in combination, provide for good planning
and appropriate circulation for the Waters Edge subdivision.
Sincerely,
NATHAN D. MAIER
Three
NorthPark/8800 N. Central
Expwy./Suite 300/Dallas, Texas
75231/(214) 739-4741