Magnolia Park-CS 871125TREECE & COMPANY, INC.
ENGINEERING AND DEVELOPMENT CONSULTANTS
4580 Beltway Drive. Dallas, Texas 75244 Telephone 214/991-0091
November 25, 1987
Ms. Taryon Bowman
Planning and Zoning Coordinator
City of Coppell
255 Parkway Blvd.
Coppell, Texas 75019
Re: Preliminary Plat - Park West Addition
Dear Ms. Bowman,
Attached please find copies of our re-submittal to the Development Review
Committee as requested. We have made the following revisions in response
to comments from the Planning and Zoning Commission on November 19, 1987:
1. We have added an additional alley entrance point along
Enchanted Rock to the alley contained within Block 1.
Lot 1, Block E has been re-configured to allow a 0.6
acre + dedication to the park to be utilized for additional
parking.
We have indicated screening along those lots in Block E
and Block J that back either to the existing park or
to the proposed park extension. This screening, in
response to a telephone conversation with Mr. Dianno on
November 23, 1987, will consist of plant screening material.
The general note (#3) which refers to the dedication of
the right-of-way for Parkway Blvd. has been modified
to denote timing of the filing of the separate instrument
for the dedication of this right-of-way,
We have included a note (#5) indicating that sidewalks
along Parkway Blvd. will be constructed with the paving
of this facility at the time of construction, from Denton Tap
Road to Caprock Lane.
We have investigated alternatives to the lot configuration
of those lots around Caddo Court, and feel that the arrange-
ment as shown is the most aesthetically pleasing.
Preliminary Plat - Park West Addition
November 25, 1987
Page Two
The only other issues to be resolved are the effect of Parkway Blvd. being
constructed on a portion of the existing park property and our intent to
construct housing centered in the lots as opposed to a zero lot line development.
The former question is one of "conversion". According to information from
the Texas Parks and Wildlife Department entitled "Guidelines for Conversion
of Fund Supported Properties" conversion does not occur where "construction
of public facilities where it can be shown that there is a gain or increase
benefit to public recreational opportunity..." occurs. In support of this,
please consider the following:
The current alignment of Parkway Blvd., in itself, encourages
pedestrian access to the existing park along a frontage of
approximately 1,000 feet. Modification of this alignment would
dictate a development plan wherein lots would back to the
existing park therefore denying this additional visibility and
access.
Reconfiguration of lot 1 in Block E such that there is approxi-
mately 0.6 acres to be dedicated to the park for utilization as
satellite parking obviously encourages use and access to the park.
Dedication of additional lands to the park of approximately 13.3
acres along Denton Creek and Cottonwood Creek increases the
existing park area by 25 percent. These lands also encourage
direct pedistrian access to the existing park from the Village at
Cottonwood Creek and other developments west of our site.
In light of the above, we feel that this development certainly enhances and
enlarges the existing park system for use by all citizens of Coppell.
In the case of the latter issue, we feel that by voluntarily developing this
property in a manner other than its present MF-2 zoning, we are recognizing
the citizen's, the Council's, the Planning and Zoning Commission's and the
Staff's desires concerning development within the City. The present con-
figuration is one that, while not the most economical from a development stand-
point, was felt by Warner Stone Investments to be most in keeping with their
desires for a premier development within the City of Coppell. There is
adequate precedent for successful development with residences centered on the
lots as we propose. As staff has previously addressed this issue and have
agreed with our approach, we feel this particular item is one which we must
continue to discuss with the members of the Planning and Zoning Commission
as well as members of the City Council.
Preliminary Plat - Park West Addition
November 25, 1987
Page Three
Taryon, we feel that we have addressed those concerns voiced by the Planning
and Zoning Commission and request that this plat be forwarded for consideration
at the December 2, 1987 meeting of the Development Review Commission and then
to the December 17, 1987 meeting of the Planning and Zoning Commission. As
all of the above items were issues at the previous meeting of the Planning and
Zoning Commission, we request, if you deem appropriate, that this letter
responding to those comments be included in the information packet to the
Commissioners. On behalf of the entire development team, I wish to express
my appreciation to you and other members of the staff for your time and consider-
ation in the review process of this application. For a small tract of land, this
development is extremely complex due to its nature and other physical constraints.
However, as "new guys in town" the development team wishes to assure all
involved that they are determined to construct a project that recognizes the
current and anticipated needs of the citizens of Coppell as well as their own.
Please call if you have any questions or need additional information.
Best regards,
T~EECE & COMPANY, INC.
~Ba r~ton~G .~T~r e~cl, r j r. , p. E.
President
BGT/Ic
cc: Warner E. Stone
Cleburne Smith
Bill Barnes