Waters Edge P1-AG 920609CITY
AGENDA REQUEST FORM
PUBLIC HEARING:. C~iderati~ and approval of a z~in~o clmnge request, Case ~PD-I~5, (Watews
F_~ge Additicm), from (TH-l) Town Hour-l, to (PD-SF-?) PIm,.ed D~velopment Siagle-F=mily-?,
located 664' north of Sandy Take Road alon~ the west aide of MacArthur Boulevard, at the request
of Matthews Southwest Investments.
SUBMI-i-I-ED BY: ~
EVALUATION OF ITEM:
Date of Fa & Z Meeting: May Zl, 199Z
Decision of P & Z C~ommi,~ion:
STAFF REP.: Gary L. -qi~b. Plmming Oir~otor
OTHER REP.:
DATE:
Approved (6-0) far (Sir-?) Sil~le-Fsmily-? ~rmmo.
Please see attached staff report far further details.
BUDGET AMT.
AMT +/- BUDGET
AMT. E~IIMATED
FINANCIAL REVIEW BY
LEGAL REVIEW BY:
P & Z HEARING
C. C. HEARING
CASE ~:
DATE: May 21, 1992
DATE: June 9, 1992
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
PD-125 (WATERS EDGE ADDITION)
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 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
uses as being most appropriate here.
density, single-family
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
NATHAN D. MAIER
CONSULTING ENGINEERS, INC.
May 8, 1992
Mr. Ken Griffin
City Engineer
255 Parkway Bird
P.O. Box 478
Coppell, Texas 75019
Dear Mr. GrilTm:
Based upon your recommendation we have reviewed the Waters Edge Street locations a~ 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 prindpal 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 majority of the lots
face the street that accesses the median break.
Any concern for U-Turn traffic at Village Parkwny is minimized by the case that Village Parkwny is not a
collector street to the west and the majority of the subdiv~ious' lots face the street (Mallard Bay) with the
direct northbound median break. Over 83% of the lots provide alley access to within one lot of Mallard Bay
The situation may be substantially minimized in that it is fully expected that with the elementary school
location immediately across b/ac. Arthur, 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
separation.~.
Internally, providing an extremely circuitous entry route to one of the two principle entrie~ to the subdivision
in an effort to target another median break seems undeaitable 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
PS/dmm
Three NorthPark/8800 N. Central Expwy./Suite 300/Dallas, Texas 75231/(214) 739-4741