Brighton Manor-CS030918CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE: Brighton Manor, Preliminary Plat
P & Z HEARING DATE: September 18, 2003
C.C. HEARING DATE: October 14, 2003
S"fAFF REP.: Gary L. Sieb, Planning Director
LOCATION: At the comer of Samuel and MacArthur Boulevards.
SIZE OF AREA: 10.16 acres of property
CURKENT ZONING: SF-9 (Single Family-9)
REQUEST: To allow a 26-lot single-family subdivision and eight common area
lots.
APPLICANT: Street Real Estate LTD dba Geometric Land Group
John Speanburg
1660 S. Stemmars Freeway, Suite 295
Lewisville, TX. 75067
(972)745-7307
F'AX: (972) 745-7118
Engineer:
Dowdey, Anderson and Associates, Inc.
Scott Caruthers
5225 Village Creek Drive, Suite 200
Plano, TX. 75093
(972)931-0694
FAX: (972) 931-9538
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HISTORY: This property was purchased by the Coppell Independent School
District in the early 1990's as a proposed elementary school site. 1n
a recent review of enrollment figures and projections, it was
determined that the District did not need to build another elementary
school, and this 10 acre parcel was put out to bid. Street Real Estate
LTD was the successful bidder, and shortly after purchase this plat
application was submitted for City review.
fRANSPORTATION: MacArthur Blvd. is an improved P6D, six-lane divided thoroughfare
contained within a 100-foot r-o-w. Samuel Boulevard is a C2U,
two-lane undivided street contained within a 60-foot r-o-w.
SURROUNDING LAND USE & ZONING:
North- single-family residences; PD-137
South -single-family residences; SF-9
East- church; SF-9
West- single-family residences; PD-141
COMPREHENSIVE PLAN: The 1996 Comprehensive Master Plan shows the property
as suitable for an elementary school site; prior to 1996, it
was shown as single-family property.
DISCUSSION: In recent months, staff has seen an increase in developers opting to go
through the platting procedure to have their plans reviewed, as opposed to
going the zoning route with the Planned Development process. The reason
for this is evident-no advertised public hearings that might generate
neighborhood opposition, and a review process which is much more
expedient. As a general rule, staff would prefer development proceeding
through the PD process, whereby adjacent landowners have more
opportunity to express their wishes, and development proposals can be
customized for each proposed subdivision. But in certain instances, we
can support the platting route. This is one of those instances. First, the
density proposed in this development is much less than that in any of the
established neighborhoods adjacent to it. Second, comprehensive plans
developed prior to our most recent 1996 plan called out residential
development for this parcel. Third, it is currently zoned for residential
use. Fourth, the use proposed is certainly compatible with what has
developed around it. For these reasons, staff has no objection to this plat.
In addition, this plan contains a brick screening wall with exterior
landscape plantings and is compatible with the existing wall along the
length of MacArthur Bou]evard. The plan includes eight common
landscape areas to complement the 26 single-family lots, and the
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monument markers give the project a favorable identity. There are some
technical concerns that need to be addressed and we list them under
conditions for approval.
As a final comment relative to this proposal, the Lakes of Coppell
Homeowners Association has recently advised us that this property is a
part of the overall Lakes Association. As such, the Association has some
concern regarding maintenance of the proposed landscape areas and
screening walls. It is the Association's position that they do not want to
assume any more landscape/maintenance responsibilities. The Brighton
Manor development could have an independent ILO.A. to address the
concems of the Lakes Association. Staff is not concerned how the
property is maintained, as long as it is maintained to a high standard.
Therefore, we have added a condition of approval that the Association and
this developer agree to mutually acceptable landscape and wall
maintenance.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending approval of this request with the following conditions:
l . Need to extend sidewalk at Lot 3X, Block C to edge of Lot 1, Block C.
2. Loop northern water line.
3. Note on plat that where lots are adjacent to an alley, the enclosed parking
area (garage) must be accessed off of the alley only.
4. Verify fire hydrant spacing with the Fire Marshal.
5. Drainage easement required along Lot 2, Block A.
6. Dimension all streets in this subdivision, especially access from Samuel
Boulevard.
7. "No parking" signs will be required along landscape islands and adjacent
curbs.
8. Show detail of all signage including font, size, color, material, etc.
9. Complete color board needed, showing roof, signage, and all other
structural materials.
]0. Specify how stone wall along MacArthur Boulevard will be supported
(piers how far apart?).
11. Little Bunny Grass and Andorra Juniper are not on the approved Plant
Palette.
12. Agreement between the Lakes of Coppell Owner's Association and the
developer of mutually agreeable wall/landscape area maintenance.
13. Provide needed utility easements.
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ALTliRNATNES
1) Recomrxiend approval of the request
2) Recommend disapproval of the request
3) Recommend modification of the request
ATTACHMENTS:
1) Preliminary Plat document
2) Site Plan (Sheet L-1)
3) Wall Elevations and Details (Sheets L-1, 2, 3)
4) Landscape Plan (Sheets U4, 5)
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