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Hidden Creek-CS061120Monday, November 20, 2006 Gary L. Sieb, A.I.C.P. Director, Department of Planning 255 Parkway Blvd. City of Coppell, Texas 75019 (972) 304 -3678 T., (972) 304 7092 F. Subject: "Hidden Creek Village" located in Coppell, Texas PD Application" Dear Mr. Sieb: es RECEIVED NOV 2 2 2006 PLANNING DEPARTMENT I would like to submit the following information to help explain and highlight the planning concepts as well as the arrival at the development conditions that have been thought out with regards to our proposed planned development along Sandy Lake Road. The first point of discussion is the reasoning for desiring a change to the current commercial zoning. We naturally must adhere to and study "highest and best use" when examining any development potential not only in the present, but out into the foreseeable future as well. Our request for rezoning of this property to a medium density residential use is based on the following: 1. Currently existing weakness in the immediately surrounding commercial developments including the closed down, boarded building at the North East corner of Sandy Lake Macarthur, 41,475 SQFT of existing, vacant retail /commercial at the South East comer of Sandy Lake Macarthur; Struggling, and mostly vacant garden office buildings immediately across from site as well as multiple vacant tracts currently for sale along the North East quadrant of Sandy Lake Macarthur Blvd. 2. Strong indication that future commercial, office, or retail projects at this location will have weak demand due to the fact that a majoring of the surrounding areas are built out as well as a majority of the property along Sandy Lake road lying within flood plain, unsuitable for inhabitable development. 3. Taking advantage of the natural setting offered by the creek and utilizing this for the benefit of residences versus a Sandy Lake fronting commercial use which most likely will back to and ignore this natural beauty. It is important to note here that this is why we are asking for a minimum lot depth of 92.4' and an average lot depth of 113.9'. This applies only to the lots located in the center of the development due to the desire to create a buffer against Sandy Lake Road with the 50' new street ROW. The 92.4' lot depth is the mathematical result of the layout as proposed. The effect of requiring a 100' lot depth exclusive of the constraints of the site would create houses backing up to Sandy Lake taking leaving siding and rear elevations as the predominant view of the subdivision as is more often than not seen in current subdivision planning. Angled Lot Concept Description Advantages Our lots set at a 30 degrees angle to the street with the garage doors facing away from the sight of view from the street. This type of planning was originated in California. pm The Z -lot variation of the zero -lot- line concept is intended to reduce the negative visual effect of garage doors, thus enhancing the street appeal. Rotates the home roughly 30 -45 degrees from its traditional perpendicular relationship to the roadway. The benefits include: Garage placement can be alternated to maximize visual appeal. Reduction in the length of the windowless wall. Increased perception (Areal. yard width. Planned development conditions which [PD SF -7] 1. Reduce the lot depth minimum to 80.0', 92.4' mean, 113.9' average in order to allow for the proposed subdivision layout which provides a 50' additional, fully landscaped, right of way buffer along a majority of Sandy Lake Road. 2. Reduce the lot width to 40' front lot lines along the street as indicated (35' perpendicular to the side lot lines) in an angled fashion 30 degrees to reduce the negative visual impact of garage doors. 3. Front Yard setbacks shall be 15' minimum. 4. Side yard setbacks will be 5' -0" 5. Rear yard setback minimum to be 5' -0" 6. Minimum lot area is 2,800 SQ.FT. 7. Lot coverage: 45 percent [Due to desire to offer a master down plan option] Planned development conditions which conform or exceed [PD SF -71 1. Minimum dwelling size will be 1,700 AC SQ FT vs. 1,200 AC SQFT allowed under SF -7. 2. Maximum height will be 35 feet nor more than two stories high. 3. Two enclosed off street parking spaces will be provided behind the front building line. 4. PD will meet the type of exterior construction allowed in SF -7. Lots 92, 93, 94, 95 which back to Sandy Lake Road will be 100% masonry construction. 5. Maximum number of bedrooms will be three (3). PHOTOS #1. Views of creek along rear of property. #2. Views of creek along rear of property. #3. Struggling, vacant garden offices immediately across Sandy Lake Road adjacent to property. #4. Retail "strip center" at North East corner of Sandy Lake Road Macarthur Blvd. #5. Vacant, boarded up building at North East corner of Sandy Lake Road Macarthur Blvd. #6. 41,475 SQFT of existing, vacant commercial space at South East comer of Sandy Lake Road Macarthur Blvd. #7. Example of traditional subdivision design of houses backing up to major streets back of houses becoming predominant view. #8. Example of typical rear treatment of commercial and retail uses. #9. Super Fiesta Bazaar along loop 12 in Dallas currently owned operated by current owner of property, Peter Park. #10. Super Fiesta Bazaar along loop 12 in Dallas currently owned operated by current owner of property, Peter Park.