PD178-CS 990114Mr. Bill Anderson, P.E.
Dowdey, Anderson and Associates
5225 Village Creek Drive
Plane, Texas 75093
January 14, 1999
RE: Coppell High School Access Road
Dear Bill:
Thank you for your letter of January 8, 1999 regarding the above referenced subject.
Although we basically discussed general concepts regarding this mad in our earlier
conversations, I do appreciate receiving the Site Plan that you faxed along with your
letter of intent.
Basically, I'd Like to go down your list of potential development issues and respond
accordingly.
1. A 30-foot fi'ont building line for those structures facing this new road is
appropriate.
2. Normally a 20-foot rear yard is required; we may be able to reco..q, nlze a 15-
foot setback.
3. We would entertain a credit for landscaping north of the street.
4. Commercial zoning should probably be changed to PD Commercial to
accommodate possible variances to our development regulations.
5. A 25 foot front building line (see item #1) would necessitate all required
landscaping being placed on your property.
6. Access to Denton Tap Road would be based upon the site plan review process.
7. All other development code provisions would be applicable.
8. Fire protection and drainage issues would have to be resolved by the affected
city departments.
The Planned Development zoning offers several advantages to the developer. You could
vary the rear yard setbacks; if credit was applied to the landscaped area north of the
street, you could reduce the amount of landscaping on site; we could accept only the
street paving as r.o.w., with easements for other utilities. Regarding driveways along the
street, the PD would control the number and distance between them.
Your comments regarding roadway impact fees, waivers, and developer costs would be
determined at time of development although I recognize that Ken, you, and I have
discussed the waiver of the fees in exchange for the right-of-way. We would proceed
with the development of this land noting that issue has been discussed internally.
The only point of disagreement that I note fi.om your letter is the construction of
sidewalks in the development. In my recollection of our conversations, sidewalks would
not be the city's responsibility, just as they are not in any other development here.
With regard to Council's reaction to this proposal, my observation is that they are
cautiously optimistic that the development review process will resolve any outstanding
issues. At this point however, much more detailed information would have to be
presented, and they pointed out to me that the public hearing process would accomplish
that desire. A PD would seem most appropriate at this time. Council is anxious to
resolve this issue and a PD application--perhaps a Concept Plan at this pointtwould
move us forward to a finite decision.
It goes without saying Bill, that the Planning Commission and City Council will make the
final decision regarding your proposal or going the eminent domain mute. Ken and I
would truly like to resolve this without going to court, and I sensed that the Council felt
the same way. It all boils down to the plan you submit and if it is determined that the
plan is fair to us all--you, your client, and the citizens of Coppell.
I believe I have responded to the points outlined in your faxed letter (I never did receive
the original). If I can offer any additional guidance please contact me at your
convenience. As mentioned above, we are anxious to resolve this issue as quickly as
possible, so I urge you to proceed with alacrity.
Yours truly,
Gary L. $ieb, A.I.C.P.
cc: lira Witt
Ken Griffin
PLANNED DEVELOPMENT DISTRICT NO.
General Purpose and Description: This Planned Development district is intended
predominately for "C" Commercial activities or uses of service nature which typically have
operating characteristics (limited outside or limited open storage) or traffic service requirements,
and to provide for flexibility of the design of buildings due to the long and narrow depth of the
property. All references herein to other sections or exhibits are referring to the City of Coppell
Existing Zoning Ordinance as currently approved as of the date of this Planned Development
District, unless otherwise noted.
1. Use Regulations:
Any use permitted in existing "C" Commercial, "O" Office, and "R" Retail
Districts.
Independent/Assisted Living Uses: generally defined as being those facilities in
which require no full time nursd or registered technician, but which offer
medication reminders or administration, as well as occasional assistance with
bathing or dressing adults over 55 years of age.
2. Height Regulations: Thirty-five (35) feet nor more than two and one-half(2½) stories high.
3. Area Regulations:
1. Minimum Size of Yards:
A) Front Yard: Thirty (30) feet, with no front yard parking. If front yard parking is
utilized, then the sixty (60) feet front yard setback shall be observed. However, in the
event that "Landscape Area A", as depicted on the conceptual site plan is landscaped
by the developer or property owner, or other entity, then the building line adjacent to
Town Center West Boulevard may be reduced to twenty-five (25) feet, with no front
yard parking. If front yard parking is utilized, then a fifty-five (55) foot front yard
setback shall be observed.
B) Side Yard: Thirty (30) feet; adjacent to South Property line fifteen (15) feet.
C) Rear Yard: Twenty (20) feet along the west property line and fifteen (15) feet
.along the south property line.
2. Minimum Size of Lot:
A) Lot Area: None.
B) Lot Width: None.
C) Lot Depth: None.
o
Lot coverage.: In no case shall more than forty (40%) percent of the lot area be
covered by buildings.
4. Floor area ratio: Maximum F.A.R. 1.0 to 1.
City of Coppell Planned Development District # __
Page 1 of 2
Parking Requirements: Off street parking requirements shall be provided in accordance
with Section's 23-4 and 31:.
5. Type of Exterior Construction: Construction shall comply with Section 23-5.
o
Landscape Requirement: .Landscaped areas shall be provided according to Section 34 and
the following modification. In the even that "Landscape Area A" as d~picted on the
conceptual site plan is landscaped by the developer, property owner or other entity, then
Section 34, Landscaping Regulations will be modified. The following modifications to
Section 34 shall apply.
Section 34 1-8 (B) Interior Landscaping. The area depicted on the conceptual site plan
"Landscape Area A" may be applied as a credit toward the interior landscaping
percentage test. However, if the aforemer~tioned interior Landscape credit is utilized,
then the front yard building set back from thirty (30) feet to twenty-five (25) feet shall not
apply.
Section 34 1-9 (A) Landscaping Requi~'ements for Non-Vehicular Open Space. The area
depicted on the conceptual site plan "Landscape Area "A" may be applied to the fifteen
percent (15%) of that portion of the lot not covered by a building; provided that this area
has not been credited to the reduced front building line or Section 34 1-8 (B) interior
landscape.
To assist in security and due to the shallow depth of the land, planting islands may be up
to 20 parking spaces apart and plant material may be limited in height to 12-14 inches.
7. Areas used for open storage shall comply with Section 23-7.
8. Driveway spacing shall be allowed generally as depicted on the conceptual site plan,
including a series of driveway openings.
9. One additional driveway shall be allowed to Denton Tap Road, generally near the southeast
comer of the property.
City of Coppell Planned Development District
Page 2 of 2
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