Valley R Plaza 2-CS 921006P.O. Box 478
Coppell, Texas 75019
214 - 462 -0022
October 6, 1992
Mr. Mike Clark, Vice President
Winkelmann & Associates, Inc.
12800 Hillcrest Road, Suite 200
Dallas, TX 75230
Re: Valley Ranch Plaza
Pads B - G Southwest Corner of Belt Line Road and MacArthur Blvd.
Dear Mr. Clark:
This letter is written in response to a letter requesting several items to be addressed by the City
of Coppell.
1) You have requested that a median opening be approved on Belt Line Road at the
west side of Pad B of the Valley Ranch Plaza.
I am very concerned about the location of the requested median opening and the
traffic congestion that it will generate being so close to the intersection of
MacArthur Blvd. and Belt Line Road. We currently are experiencing a
tremendous traffic problem at the median opening on MacArthur Blvd. that serves
Wendy's, Goodyear, and the Tom Thumb Plaza Also, the minimum distance for
the median opening spacing does not meet the requirements stated in our
Thoroughfare Plan. My recommendation is that you contact the property owner
to the west of your property to determine whether or not a median opening could
be located further away from the intersection of Belt Line and MacArthur. A
private access easement could then be brought from the median opening across the
property to the west and into the Valley Ranch Plaza subdivision. However, if
you are insistent that this is the location that you wish to pursue, then I would ask
that a traffic study be performed to determine the effects of this median opening
location on the traffic patterns at this intersection. You should also be aware that
when a median opening does not serve a dedicated street, the entire cost of the
median opening is paid by the property owner served by the median opening.
Letter to Mr. Clark/Page 2
2) You have asked that a proposed mutual drive be provided between Tract A and
Pad D of the Valley Ranch Plaza. I share your concerns about a proliferation of
driveways along MacArthur Blvd. I would also prefer to see a shared access at
this point. This comment will be made once a site plan is submitted to the City
for development purposes. At this time, I would recommend that you contact the
property owner of Tract A to gain approval for the concept of the shared access.
Your comments indicate, with the mutual drive, that all lots will be allowed two
points of access. I am not sure that all lots will be allowed two points of access,
as all access is carefully studied prior to approval. It is my recommendation that
we should attempt to consolidate driveways along major thoroughfares as much
as possible.
3) You also request that the existing sanitary sewer line be dedicated to the City as
a public sanitary sewer. It is my understanding that when this sewer line was
constructed, the owners of the property were informed that it was being
constructed substandard, i.e. not to the minimum size required by the City. The
owners chose to construct with the understanding that it would remain a private
line and maintained by the owners of the Valley Ranch Plaza. This is a 6" sanitary
sewer line and our minimum line size is 8 ". If you are insistent on pursuing the
dedication of this line to the City, we need to set up a meeting between yourself,
the Engineering Department and the Public Works Department. At that meeting,
you should provide a Master Plan addressing the water, sewer, and any other
utilities on this site for the City to review. You are right in the fact that if this
sewer line is accepted, the City will require the line to be televised, any
deficiencies corrected, and a minimum one -year maintenance bond provided.
Also, the City does not have crews to televise this line, therefore, you should
contact a private firm to perform the televising of the line. When you are ready
to schedule a meeting concerning the sanitary sewer, please contact me and I will
schedule a meeting at the City offices between myself, the Director of Public
Works, the Water Superintendent and representatives from your firm.
If you should have any questions, please feel free to contact me at your convenience.
Sincerely,
Kenneth M. Griffin, P.E.
City Engineer
cc: Steve Goram, Director of Public Works
valley