Riverchase(3)-CS 920904MEMORANDUM
TO: Alan D. Ratliff, City Manager
FROM: Gary L. Sieb, Director of Planning and Community Services
SUBJECT: Private Streets, Preliminary Plat of Fairways at Riverchase
DATE: September 4, 1992
The issue of private streets, and their applicability to the City of Coppell, will come to
the attention of Council relative to a preliminary plat of Fairways at Riverchase on
Tuesday evening, September 8, 1992.
Because I was attending a seminar when this subdivision plat was heard by Planning
Commission, and the fact that the applicant altered his position at that heating relative to
private streets--I had understood the request for same would not be requested at the
Commission meeting--staff did not properly address this issue at that heating.
I would like to take some time here to present staff position regarding this important,
potentially, city-wide issue. As a planner, I cannot emphasize too strongly a position
which does not support private streets. In my career, I have never worked in a public
sector position nor lived in a community which supported this concept. Philosophically,
it goes without saying that cities are established to offer the free access to all its citizens
to all areas of the community. One of the major attractions of Coppell, and one element
which makes it unique in the metroplex is its ' neighborliness', its friendly nature, indeed,
its wholesome community-wide spirit (exemplified by the numbers of citizens who
volunteer for public Boards and Commissions, the efforts of Kid Country, etc.). This is
a very fragile attribute of the city and must be nurtured and encouraged. The
introduction of a private area, not accessible to all is a return to--if you will permit a
little poetic license here--the secured communities of the middle and dark ages of
centuries gone by.
In conversations with the Las Colinas developers--the model this development is quoted
as saying it will emulate--I was advised that one must take a very careful look at how a
homeowners association will maintain the streets, provide the security suggested here, and
deal with any other number of problems including drainage issues, emergency service
response, etc. In addition I was advised that it has taken a full 15 years for the Las
Colinas Association to reach the point where escrow has built up to the point where the
Las Colinas Corporation has not had to underwrite street maintenance, infrastructure
repair, and other responsibilities normally conducted by the City. I was also advised that
typical assessments to maintain the Las Colinas system range from .41 to .60 per $100
valuation. This is in a development of over 1700 units overall ranging in price from
$225,000 to well over $2,000,000 per unit. The proposal before the Council contains 98
lots and will range in price from the high $100's to the mid $300's. I just don't see how
the economics will work here.
Beyond these arguments, there are procedural difficulties with this request--it is a
violation of our existing subdivision ordinance; there is a valid question regarding the
efficiency and ability of public services to respond to emergencies in such an area; there
is a question of the bona fide need for this request, among others.
I cannot emphasize too strongly staff opposition to this request for private streets,
regardless of the applicant's agreement to provide break-away gates, and other
concessions. Coppell is not comprised of citizens who necessitate this type of
development; Coppell does not need the introduction of "exclusive" subdivisions and the
inherent discriminatory message this exclusivity conveys; the subdivision directly across
the street from this development approved less than a month ago saw no need for such
a gimmick; the approval of this request sets a dangerous precedent which will not serve
the best interests of all Coppell's citizens.
Finally, Coppell is developing as the type of city which deserves more from its
development partners than this very questionable development concept which, in effect,
turns its back on what living in this community is all about. Staff would recommend
approval of this plat only with the provision that public, dedicated streets without guard
gates, are a part of the preliminary plat.
pvtst