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PD103-CS 870617 LAKE PARK VILLAGE - COPPELL, TEXAS A PROPOSED PD-SINGLE FAMILY DEVELOPMENT STATEMENT OF PdRPOSE The land plan for Lake Park Village is designed to maximize the utilization of the backyard in a medium density environment. To a great extent, this is accomplised throught the use of front entry lots on private streets, places, and cul-de-sacs. The use of more narrow rights of way, and the placement of utilities in easements in the front yards, allows more efficient land use while still providing to the city the same functional 50' wide. area (30'paving plus two 10' easements) as in normal rights-of-way. The increased lot effieciency helps the builder to construct housing which is affordable to young growing families, and which provides a truly adequate and useable back yard for children's play and family recreation. It is our belief this lot arrangement is much better suited to the needs of families than the side yard oriented "patio home." Please see the attached Concept Plan and Development Standards for the proposed PD. Although small in total area, the proposed lots lots provide a backyard as large as is sometimes available with larger standard single family lots with rear entry garages. Typical rear yards in the proposed PD are 20'x50' or 1,000 sq. ft. A typical SF-9 rear entry lot can have a 47'x20' rear yard or 940 sq. ft. A typical SF-7 rear entry lot can have a 37'x20' rear yard or 740 sq. ft. Although the patio lot can provide a reasonable amount of yard for a small lot, most of it is usually 10' wide and therefore quite limited in function. Please see the attached lot site plans for a graphic illustration of these facts. The proposed homes will be primarily 1 1/2 or 2 stories with a typical footprint of 40'x40'. Minimum size will be 1,200 sq. ft. as in the standard SF-O district. Average size will be around 1,600 sq. ft. The homes are specifically designed to the proposed lots for the express purpose of utilizing the rear yards. They are not "patio" designs and feature windows on both side elevations. The streets proposed are 29' of paving in the 30' R.O.W.'s and 34' of paving in the 35' R.O.W.'s. Thus the street widths meet or exceed the city requirements for a residential subdivision and the proposed paving sections, with the 10' utility easement on either side, will have the same appearance and funci, ional purl~ose as the standard 50' R.O.W. Please see the attached Typical Lot Layout for a graphic illustration of the street and utility easements. The oversize 34' streets will more easily accommodate onstreet parking, although the developer is not aware of any evidence that onstreet parking is more prevalent in front entry vs. rear entry subdivisions. On the contrary, our experience indicates less onstreet parking in front entry subdivisions. In addition, guest parking locations ~-~ scattered through the subdivision will assist in this~gard. ~ Another principle used in the land plan is to attempt to slow down traffic and increase privacy by dividing the neighborhood into a series of interconnected but separate "clusters" of homes around U shaped street patterns or cul-de-sacs. We believe this will enhance the subdivision because it avoids the appearance of long, uninterrupted blocks and creates a community "feel" within each cluster. In order to accomplish this environment, we request support for reasonable variances from some of the normal radius requirements for the streets designed for slower traffic. This plan was also developed to try to maximize the development's exposure to the proposed 25 acre lake to the west and to benefit from that amenity, which we hope will ultimately be a public park to benefit the entire community. As a part of the subdivision development, the lake excavation will be completed and the lake area adjacent to the subdivision will be irrigated and mulched with a perennial grass. In addition, an aerator fountain will in installed in the lake and a 6' sidewalk will be built along the lake edge in the indicated greenbelt adjacent to the development. Oversized access streets, a large amount of single loaded street and guest parking has been devoted to making the lake an enjoyable and useful amenity. We hope this effort to provide a recreational area for this development, as well as the community at large, will merit some additional consideration of our efforts to make the rest of the- plan as efficient as is practical. t.hroThe proposed plan does not provide for the extension of Moore Road ught this area as shown on the recently adopted maoter~ thoroughfare plan.~f-Fhat plan was adopted with no'~-~scussion with the ~operty Owner .-I garding the lake across which Moore Road would have to pass. The proposed lake is substantially in place at this time. The amount of fill necessary to ever reclaim that area is economically unrealistic. Therefore the decision of the Parks of Coppell to create a permanent lake at that location makes the extension of Moore Rd. virtually impossible. We would suggest the intended purpose of the Moore Rd. extension can be accomplished as well by routing traffic down Parkway Blvd. to Samuells, and then north In M~c Arthur. 40O0 ~F. TYPICAL SF-O ~ 5~ lOT ~5' ALL~-Y IO'A 11121 · III I II · ~ I ! I I~ ~ HOUSE I- .... 0 I GARAGE I WATER MAIN '.~.. UTILITY EASEMENT FOR --'-- WATER OR SAN~. SEWER ~O-- POWER 8, TELE. 29' WIDE CONCRETE STREET STORM SEWER IF REQUIRED~ . IN PRIVATE STREET AND . ' ..... UTILITY EASEMENT E__~SEMENT FOR___ '"'--' 'WATER OR SANI. sEWeR "~ SANITARY SEWE~II' O~ ....~' _ UND~OUN~ WATER MAIN I TYPICAL. UNDERGROU#O EL. ECT.~ SERVICE BOX OR TRANSFORMER EASEMENT, AS REOUIRED TYPICAL. LOT LAYOUT SCALE: I", 20' ROBERTS & DOWDEY CIVIL ENGINEERS 16200 DALLAS PKWY. DALLAS ,TEXAS EEVELOPMENT S~rAN [IkRDS LAKE PARK VILLAGE PLANNED DEVELOPMENT CITY OF COPPELL, TEX~ Ail of the restrictions, conditions, covenants and charges set forth herein shall affect the real property described on the exhibit referred to as the "Concept Plan for Lake Park Village Planned Development". The real property and all improvements constructed on the real property shall be improved, constructed, occupied and used in compliance with the following: SINGLE FAMILY RESIDENTIAL DEVELOPMENT REQUIRF34EWrS Use Reg. ulations: A building or premise shall be used only for the followi nc3 purposes: 1. Any use permitted in the SF-0 districts. 2. Construction of detached single family units on dedicated or private streets and which meet the requirements hereof. 3. Such uses as may be pemnitted under the provisions of Specific Use Permits, Section 29.6 of the Coppell City Zoning Ordinance. Height Regulations: No building shall exceed thirty-five (35) feet or two and one-half (2-1/2) stories in height. Area Regulations: 1. Size of Yards (a) Front Yards: There shall be a front yard having a depth of not less than fifteen (15) feet; however, a twenty (20) foot building line shall be observed for the structure or portion of a structure accom- modating the required off-street parking spaces when the structure or portion of a structure faces onto and has vehicular access from a dedicated or private street. Where lots have double frontage, from one street to another, the required front yard shall be provided on Doth streets. No required enclosed parking, shall be allo~ed within the required front yard setback. (b) Side Yard: There shall be a side yard on each side of the lot having a width of no less than five (5) feet. There shall be no restrictions on the pre- sence of windows and/or doors on side elevations. A side yard adjacent to a street shall not be less than fifteen (15) feet unless specifically approved otherwise. No side yard for allo~able non-residen- tial uses shall be less than twenty-five (25) feet. Any required off-street parking space within a side yard area on a corner lot shall observe a twenty (20) foot side building line. (c)Rear Yard: There shall be a rear yard, a depth of not less than fifteen (15) feet. This ordinance contemplates rear yard orientation rather than the sideyard orientation typical of SF-0 developments. 2. Size of Lot (a) Lot Area: No structure shall be constructed on any lot less than thirty-five hundred (3500) square feet, and the average lot size shall be no less than four thousand (4000) square feet. (b) Lot Width: The average width of the lot shall be mot less than twenty (20) feet at the building line with an average width of forty (40) feet. (c) Lot Depth: The depth of the lot shall not be less than eighty (80) feet at any point unless specifi- cally otherwise approved by the City Council. 3. Minimum Dwelling Size: The minimum floor area of any dwelling shall be twelve hundred (1200) square feet, exclusive of garages, breezeways amd porches. 4. LOt Coverage: In no case shall more than fifty percent (50%) of the total lot area be covered by the combined area of main buildings and accessory buildings. 5. Parking Regulations: Two enclosed off-street parking spaces shall be provided behind the front building line for each unit in accordance with the requirements in Section 30 of the City of Coppell Zoning Ordinance. In addition, guest parking shall be provided as provided on the Comcept Plan. 6. Type of Exterior Construction: At least eighty percent (80%) of the exterior walls of the first floor of all structures shall be of masonry construction exclusive of doors, windows and the area above the top plate lime. Each story above the first floor shall comply with the ordinance requirements of the City of Coppell for single family dwellings. Stucco type construction is permitted omly by a specific use permit. LAKE PARK VILLAGE PLANNED DEVELOPMENT VARIANCES TO SUBDIVISION ORDINANCE CITY OF COPPELL, TEXAS The Lake Park Village Planned Development proposes the following variances frcm the City of Coppell Subdivision Ordinance: 1. Front entry garage access. 2. Utilities to be located underground in easements behind the curbs and located in the front yard. 3. Dedicated rights-of-way and paving sections as follows: Major circulation streets - 35' R.O.W. with 34' paving section. Minor access streets - 30' R.O.W. with 29' paving section 4. Sidewalks to be adjacent to the curb.